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First Place Realty - CZC, ALT (A-2018-0137)Conditions Document 1 First Place Realty – CZC, ALT - A-2018-0137 CERTIFICATE OF ZONING COMPLIANCE REPORT DATE: June 8, 2018 TO: Jeremy Putman, neUdesign Architecture FROM: Stephanie Leonard, Assistant City Planner SUBJECT: First Place Realty – CZC, ALT (A-2018-0137) Garret Longstreet OWNER: DESCRIPTION OF APPLICANT'S REQUEST The applicant, Jeremy Putman, requests Certificate of Zoning Compliance (CZC) and Alternative Compliance (ALT) approval for an existing home on the property to be converted to an office for professional service office-use. The applicant is requesting alternative compliance to UDC 11-3B-9 regarding landscaping buffers to adjoining uses to allow for a reduced landscape buffer to accommodate the drive aisle to the rear parking lot. No exterior changes to the existing home's façade will be made. The site is located at 342 NE. 3rd Street on .33 acres of land in the O-T zoning district. DECISION The applicant's request for Certificate of Zoning Compliance 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. 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. 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. The site plan prepared by neUdesign Architecture on May 15, 2018, labeled A-101, is approved by the City of Meridian Planning Division as shown in Exhibit B. 4. The approved site plan and/or elevations may not be altered without prior written approval of the City of Meridian Planning Division. 5. The applicant shall pay any applicable impact fees prior to the issuance of a building permit. Conditions Document 2 First Place Realty – CZC, ALT - A-2018-0137 6. 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. 7. 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 project is subject to all current City of Meridian ordinances and previous conditions of approval associated with this site. 2. The issuance of this CZC does not release the applicant from any previous requirements of the other permits issued for the site. 3. 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. 4. The applicant has a continuing obligation to comply with the outdoor lighting provisions as set forth in UDC 11-3A-11. 5. 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. ALTERNATIVE COMPLIANCE REQUEST The applicant has submitted a request for alternative compliance in accord with Table 11-5B-5. UDC Table 11-5B-5 allows an application for alternative compliance for landscaping requirements found in UDC 11-3B-9. 1. The applicant is seeking to provide a 3.5-foot landscape buffer rather than the required 5-foot buffer due to the site’s size constraints. The 3.5-foot buffer will allow for the full required width for parking spaces and drive aisle to the rear parking lot. After reviewing the applicant’s request, staff finds the proposal to install a 3.5-foot landscape buffer to allow for adequate parking meets the intent of the Unified Development Code. Therefore, the proposed landscape buffer reduction is approved. 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 because of the size constraints of the site a reduced landscape buffer is necessary to allow for an adequately wide drive aisle to access rear parking and allow for vehicle mobility within the parking area. 2. The alternative compliance provides an equal or superior means for meeting the requirements; and Conditions Document 3 First Place Realty – CZC, ALT - A-2018-0137 The proposed landscape buffer will allow for the current curbing to be modified to meet ACHD requirements as well as allow the site to meet the City’s requirements for parking and drive aisle dimensions. Provision of parking in the rear of the lot will decrease the number of off-street parking utilized. 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. 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 June 23, 2018, 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 June 8, 2019. EXHIBITS A: Vicinity Map B: Site Plan (dated: May 15, 2018) Conditions Document 4 First Place Realty – CZC, ALT - A-2018-0137 Exhibit A: Vicinity Map Conditions Document 5 First Place Realty – CZC, ALT - A-2018-0137 Exhibit B: Site Plan (dated: May 15, 2018)