Pleasant View Elementary CZC, DES, ALT A-2019-0022Conditions Document
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Pleasant View Elementary – CZC, DES, ALT - A-2019-0022
CERTIFICATE OF ZONING COMPLIANCE
REPORT
DATE:
January 29, 2019
TO:
LKV Architects
FROM:
Stephanie Leonard, Associate City Planner
SUBJECT:
Pleasant View Elementary – CZC, DES, ALT (A-2019-0022)
Meridian Joint School District No. 2
OWNER:
DESCRIPTION OF APPLICANT'S REQUEST
The applicant, LKV Architects, requests Certificate of Zoning Compliance (CZC) and Design
Review (DES) approval of an approximately 65,000 square-foot education institution
(elementary school) on 9.05 acres of land in an R-4 and R-8 zoning district.
The applicant is also requesting alternative compliance (ALT) to UDC 11-3A-19 Structure and
Site Design Review Standards to allow for all on-site parking to be located within two (2)
parking lots between W. Gondola Dr. and the building façade.
NOTE: The proposed site plan (see Exhibit B) depicts a portable classroom that will be added
upon future expansion contingent on enrollment needs of the school. The number of required
parking stalls for this CZC includes the square footage of the portable building (67,000 square
feet for 134 spaces required and provided).
The site is located on the north side of W. Gondola Dr., east of N. Black Cat Road.
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.
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.
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Pleasant View Elementary – CZC, DES, ALT - A-2019-0022
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.
a. The applicant shall coordinate fencing with Bainbridge Subdivision to comply with UDC 11-3A-
7A-7b.
Process Conditions of Approval
1. Per UDC 11-5B-5B2, the Director (at the applicant's request) approved alternative
compliance regarding UDC 11-3A-19 for on-site parking between W. Gondola Dr. and
the building façade.
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 LKV Architects on January 18, 2019, labeled “CZC/DR,
Drawing No. 1”, is approved by the City of Meridian Planning Division as shown in
Exhibit B with the following revisions:
a. The site plan shall be revised with building permit submittal to include 134
parking spaces (128 currently shown) as depicted in the landscape plan.
6. The landscape plan and site details prepared by LKV Architects on January 28, 2019,
labeled L1.00, L1.01, L1.50, and L1.51, are approved by the City of Meridian Planning
Division as shown in Exhibit C with the following revisions:
a. The landscape plan shall be revised with building permit submittal to include the
portable classroom at the northeast part of the site, consistent with the site plan.
b. The location and design of the trash enclosure shall be coordinated with Richard
Scott at Republic Services (208) 685-7729.
7. The elevations prepared by LKV Architects on January 18, 2019, labeled “CZC/DR,
Drawing No. 4” are approved by the City of Meridian Planning Division 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.
12. The applicant shall record the Gondola final plat (H-2018-0116) prior to applying for
building permit.
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Pleasant View Elementary – CZC, DES, ALT - A-2019-0022
13. 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.
14. Prior to Certificate of Occupancy, the applicant shall record a cross-access/ingress-
egress easement to adjoining properties (Parcel #R9035130060; Lot 1, Block 10
Vicenza Subdivision No. 2) and submit copy of said easement to the Planning Division
in accord with the provisions of UDC 11-3A-3A2.
15. 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-05-04, DA Inst. No. 111010393 and DA Inst.
No. 109061598; PP-13-011 and PP-10-004; H-2018-0116; CZC-14-070; FP-15-018; H-
2018-0123).
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 – UDC 11-3A-19
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 parking lot
design requirements found in UDC 11-3A-19.
1. The applicant is seeking to install two (2) parking lots in a configuration differing from
that required in UDC 11-3A-19. The applicant proposes to locate all on-site (off-street)
parking between W. Gondola Dr. and the building façade of the elementary school. UDC
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Pleasant View Elementary – CZC, DES, ALT - A-2019-0022
11-3A-19B-2b requires that properties greater than two (2) acres in size locate no more
than 50% of the total off-street parking between the building and abutting streets.
Additionally, UDC 11-3A-19B-3a requires that properties two (2) or more acres in size
locate a maximum of a single drive aisle with parking on one (1) or both sides between the
building and abutting streets.
The applicant is requesting to vary from the aforementioned UDC requirements for the
following reasons:
a. Limit the number of access points to the site for visitors and students by installing
three (3) drive aisles to access the parking lots from W. Gondola Dr. rather than
multiple access points from various directions that would facilitate parking behind
the building.
b. To create easily maintained and secure parking lots for students, faculty and
parents. The applicant upholds that parking in one area will allow for monitoring
student and visitor activity throughout the day and will create a more efficient flow
of traffic.
After reviewing the applicant’s request, staff finds the proposed parking configuration to
meet the intent of the Unified Development Code and contributes to a cohesive and
efficient design of the school. Therefore, the proposed parking configuration 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 the proposed parking lot design will aid in controlling site access
points for visitors, students, and parents and will help to filter traffic in an efficient
manner. If the applicant were required to revise the site plan to incorporate parking on
the rear of the building it would create multiple entrance points and would create areas
behind the school that would be difficult to surveil and maintain.
2. The alternative compliance provides an equal or superior means for meeting the
requirements; and
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 February 13, 2019, 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.
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Pleasant View Elementary – CZC, DES, ALT - A-2019-0022
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
January 29, 2020.
EXHIBITS
A: Vicinity Map
B: Site Plan (dated: January 18, 2019)
C: Landscape Plan (dated: January 28, 2019)
D: Elevations (dated: January 18, 2019)
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Pleasant View Elementary – CZC, DES, ALT - A-2019-0022
Exhibit A: Vicinity Map
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Pleasant View Elementary – CZC, DES, ALT - A-2019-0022
Exhibit B: Site Plan (dated: January 18, 2019)
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Pleasant View Elementary – CZC, DES, ALT - A-2019-0022
Exhibit C: Landscape Plan (dated: January 28, 2019)
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Pleasant View Elementary – CZC, DES, ALT - A-2019-0022
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Pleasant View Elementary – CZC, DES, ALT - A-2019-0022
Exhibit D: Elevations (dated: January 18, 2019)