Ameriben A-2016-0215 REVConditions Document
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AmeriBen Office - CZC, DES - A-2016-0215
CERTIFICATE OF ZONING COMPLIANCE
REPORT
DATE:
August 8, 2016
REVISED November 29, 2017
TO:
Tom Ahlquist, Gardner Company
FROM:
Sonya Watters, Associate City Planner
SUBJECT:
AmeriBen Office - CZC, DES - A-2016-0215
OWNER:
SCS Brighton, LLC
DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Tom Ahlquist, Gardner Company, requests Certificate of Zoning Compliance
(CZC) and Design Review (DES) approval of a 75,950 square foot (s.f.) 2-story office building
on 7.25 acres of land in the C-G zoning district.
The applicant has submitted a request for alternative compliance as set forth in UDC
Table 11-5B-5 to UDC 11-3B-8C.1b, which requires 1 tree per 35 linear feet and shrubs, lawn
or other vegetative groundcover in perimeter landscape buffers. There is a sewer easement that
runs along the north boundary of the site in which trees aren’t allowed. The applicant proposes
to plant bushes at a 1:1 ratio instead of the required trees along the north boundary of the site.
Note: No perimeter buffer is required along the east boundary of the site because AmeriBen will
be expanding their office in the future in the 2nd phase of development which will result in an
expansion of the parking lot.
The site is generally located at the northeast corner of I-84 and S. Ten Mile Road at 980 S. Ten
Mile Road.
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
The Director finds that strict adherence of the perimeter landscape buffer requirements
is not feasible due to the location of the sewer easement.
2. The alternative compliance provides an equal or superior means for meeting the
requirements; and
The Director finds the proposed alternative plantings provide an equal means for
meeting 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 use/character of the surrounding properties.
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AmeriBen Office - CZC, DES - A-2016-0215
DECISION
The applicant's request for Certificate of Zoning Compliance, 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.
Site Conditions of Approval
1. Prior to issuance of the first Certificate of Occupancy within the site, the developer
shall submit a surety to the City of Meridian for half (1/2) the cost of a Welcome to
Meridian sign to be placed off-site at the intersection of S. Ten Mile Road and S.
Smithfield Drive on the property to the north. The developer shall coordinate the
design and location of the sign with City Planning staff. The intent being for the
property owner to the north to pay for the remaining portion of the sign at the time of
development of Parcel #S1214233665 and construct the sign at that time. If the
referenced property to the north does not develop within five (5) years or another
partner doesn’t step forward to fund the sign, the surety shall be returned to the
developer and the developer shall have no further obligation pertaining to the sign.
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.
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.
Process Conditions of Approval
1. Per UDC 11-5B-5B2, the Director (at the applicant's request) approved alternative
compliance regarding the plantings within the perimeter landscape buffer along the
north boundary of the site.
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. 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 Horrocks Engineers on July 15, 2016 April 20, 2017, labeled
Sheet CS101, is approved as shown in Exhibit B.
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7. The landscape plan prepared by Baer Design Group, LLC on July 18, 2016, labeled
Sheet L1.0, is approved as shown in Exhibit C.
8. The elevations prepared by on June 15, 2016, labeled Sheets A201-A202, are approved
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. 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
the first structure within such plat.
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.
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 (AZ-12-005; H-2016-0054).
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
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before August 23, 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
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
August 8, 2017.
EXHIBITS
A. Vicinity Map
B. Site Plan (dated: July 15, 2016 April 20, 2017)
C. Landscape Plan (dated: July 18, 2016)
D. Elevations (dated: June 15, 2016)
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A. Vicinity Map
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AmeriBen Office - CZC, DES - A-2016-0215
B. Site Plan (dated: July 20, 2016 and June 15, 2016 and April 20, 2017)
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AmeriBen Office - CZC, DES - A-2016-0215
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AmeriBen Office - CZC, DES - A-2016-0215
C. Landscape Plan (dated: July 18, 2016)
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AmeriBen Office - CZC, DES - A-2016-0215
D. Elevations (dated: June 15, 2016)
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AmeriBen Office - CZC, DES - A-2016-0215
Field Materials: Stucco, un-textured concrete and fenestration in accord with ASM