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Meridian HS Auditorium CZC, DES, ALT A-2018-0335Conditions Document 1 Meridian HS Auditorium – CZC, DES, ALT - A-2018-0335 CERTIFICATE OF ZONING COMPLIANCE REPORT DATE: December 7, 2018 TO: Priya M. Raman, Lombard/Conrad Architects FROM: Stephanie Leonard, Associate City Planner SUBJECT: Meridian High School Auditorium – CZC, DES, ALT (A-2018-0335) Meridian Joint School District No. 2 OWNER: DESCRIPTION OF APPLICANT'S REQUEST The applicant, Priya M. Raman with Lombard/Conrad Architects, requests Certificate of Zoning Compliance (CZC) and Design Review (DES) approval to construct a new 31,922 square foot auditorium addition to the existing Meridian High School on 33.7 acres of land in the R-4 zoning district. The proposed addition will be placed in the existing courtyard and will consist of an auditorium, a new lobby, new restrooms, a prop shop, dressing/make-up rooms and a new band room. The applicant is also requesting alternative compliance (ALT) to UDC 11-3B-9 regarding landscaping buffers to allow for the installation of 24 trees within the landscape buffer along N. Linder Rd. rather than the 39 trees conditioned in the CUP for the auditorium expansion (H- 2018-0101). The site is located at 1900 W. Pine Ave. 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. Conditions Document 2 Meridian HS Auditorium – CZC, DES, ALT - A-2018-0335 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. 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 Lombard/Conrad on October 22, 2018, labeled C1.00 and C1.01, is approved by the City of Meridian Planning Division as shown in Exhibit B. 5. The landscape plan prepared by Lombard/Conrad on November 30, 2018, labeled L1.00, L1.01, L1.02, L1.50 is approved by the City of Meridian Planning Division as shown in Exhibit C. 6. The elevations prepared by Lombard/Conrad on October 29, 2018, labeled A1.00 and A1.01, 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. Prior to Certificate of Occupancy, the applicant shall submit a public access easement for the multi-use pathway(s) to the Park's Department for approval by City Council and subsequent recordation. 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. Conditions Document 3 Meridian HS Auditorium – CZC, DES, ALT - A-2018-0335 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 (CZC-01-009; AZ-05-059, CUP-05-053, VAR-06- 003; CUP-12-015, MCU-15-002; A-2017-0048; A-2018-0084; H-2018-0101). 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. 9. 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 11-4-3-14, Education Institution. 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-7. 1. The applicant is requesting to provide 24 trees in the landscape buffer along N. Linder Rd. rather than the 39 trees as conditioned in the CUP for the auditorium expansion. The applicant is proposing to provide several alternatives to mitigate the difference in tree count along N. Linder Rd. including 5-inch caliper trees installed next to the auditorium, and full mitigation of trees removed for the addition (55 2-inch caliper trees in the campus area and 72 total inches in the project area). Additionally, the proposed number of trees complies with the minimum requirements in UDC 11-3B-7. After reviewing the applicant’s request, staff finds the proposal to install 24 trees along N. Linder Rd., 5-inch caliper trees in the courtyard next to the auditorium addition, and the mitigation of 100% of the trees removed with the addition meets the intent of the Unified Development Code. Therefore, the proposed reduction to the number of trees in the N. Linder Rd. buffer 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 2. The alternative compliance provides an equal or superior means for meeting the requirements; and Conditions Document 4 Meridian HS Auditorium – CZC, DES, ALT - A-2018-0335 The proposed 24 trees within the landscape buffer along N. Linder Rd. along with 5- inch caliper trees, and mitigation throughout the site provide an alternative means to meet the intent of the UDC and will provide a more robust landscape throughout 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. 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 December 22, 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 December 7, 2019. EXHIBITS A: Vicinity Map B: Site Plan (dated: October 22, 2018) C: Landscape Plan (dated: October 22, 2018) D: Elevations (dated: October 29, 2018) Conditions Document 5 Meridian HS Auditorium – CZC, DES, ALT - A-2018-0335 Exhibit A: Vicinity Map Conditions Document 6 Meridian HS Auditorium – CZC, DES, ALT - A-2018-0335 Exhibit B: Site Plan (dated: October 22, 2018) Conditions Document 7 Meridian HS Auditorium – CZC, DES, ALT - A-2018-0335 Exhibit C: Landscape Plan (dated: November 30, 2018) Conditions Document 8 Meridian HS Auditorium – CZC, DES, ALT - A-2018-0335 Conditions Document 9 Meridian HS Auditorium – CZC, DES, ALT - A-2018-0335 Exhibit D: Elevations (dated: October 29, 2018)