El Dorado Multi-tenant Office ALT, DES, CZC (A-2018-0353)Conditions Document 1
El Dorado Multi-tenant Office Building - ALT, DES, CZC - A-2018-
0353
CERTIFICATE OF ZONING COMPLIANCE
REPORT
DATE:
December 27, 2018
TO:
Damon Beard, Larson Architects, P.A.
FROM:
Kevin Holmes, Assistant City Planner
SUBJECT:
El Dorado Multi-Tenant Office Building - ALT, DES, CZC (A-2018-0353)
Sundance Investments, LLLP
OWNER:
DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Damon Beard of Larson Architects, requests Certificate of Zoning Compliance
(CZC), Design Review (DES), and Alternative Compliance (ALT) approval of a new single
story 20,623 SF multi-tenant office building on 2.176 acres of land in the C-G zoning district.
The site is located at 2150 S. Bonito Way.
The applicant is requesting Alternative Compliance to UDC 11-3A-19 regarding site design
standards of the location of parking in relation to the building façade and public spaces.
Specifically, the requirement that properties greater than two acres in size have no more than
50% of off street parking between the building facades and the abutting streets.
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.
Process Conditions of Approval
1. Per UDC 11-5B-5B2, the Director (at the applicant's request) approved alternative
compliance regarding over 50% of the off street parking to be located between the
building’s facades and the abutting streets.
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 Larson Architects on December 3, 2018 is approved by the
City of Meridian Planning Division as shown in Exhibit B.
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6. The landscape plan prepared by Larson Architects on December 3, 2018 is approved by
the City of Meridian Planning Division as shown in Exhibit C.
7. The elevations prepared by Larson Architects on November 28, 2018 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. Prior to Certificate of Occupancy, the applicant shall record a cross-access/ingress-
egress easement to adjoining properties 2264 S. Bonito Way and 2971 E. Goldstone Dr.
and submit copy of said easement to the Planning Division in accord with the provisions
of UDC 11-3A-3A2.
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 project is subject to all current City of Meridian ordinances and previous conditions
of approval associated with this site (AZ 01-018, PP 01-020, CUP 01-037, DA inst. #
103020629).
3. The issuance of this CZC does not release the applicant from any previous requirements
of the other permits issued for the site.
4. 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.
5. The applicant has a continuing obligation to comply with the outdoor lighting provisions
as set forth in UDC 11-3A-11.
6. 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 to site design
requirements found in UDC 11-3A-19.
1. The applicant is seeking to locate approximately 72% of the off-street parking between
the building’s façade and the abutting collector roadways to the north and west of the
site. The applicant is requesting this exemption for three reasons:
• The site itself is 2.176 acres which puts the actual developable area under the
Conditions Document 3
El Dorado Multi-tenant Office Building - ALT, DES, CZC - A-2018-
0353
two acre cutoff when accounting for the already installed landscape buffers.
• The proposed layout mirrors the existing building’s parking lot to the south
which creates a more uniform traffic pattern.
• The multi-tenant nature of the building makes an evenly distributed parking
layout desirable and creates multiple access points for users with disabilities.
After reviewing the applicant’s request, staff finds the proposal meets the intent of the Unified
Development Code. Therefore, the proposed site design 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 the application of the requirements is feasible.
2. The alternative compliance provides an equal or superior means for meeting the
requirements; and
The proposed parking layout does provide an equal or superior means for meeting the
site design requirements. The proposed plan creates an overall more logical and
improved flow parking area with the surrounding properties. In addition, evenly
distributed parking is desirable due to the location of the multiple tenants in the
building.
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 January 11, 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.
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 27, 2019.
Conditions Document 4
El Dorado Multi-tenant Office Building - ALT, DES, CZC - A-2018-
0353
EXHIBITS
A: Vicinity Map
B: Site Plan (dated: December 3, 2018)
C: Landscape Plan (dated: December 3, 2018)
D: Elevations (dated: December 3, 2018)
Conditions Document 5
El Dorado Multi-tenant Office Building - ALT, DES, CZC - A-2018-
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Exhibit A: Vicinity Map
Conditions Document 6
El Dorado Multi-tenant Office Building - ALT, DES, CZC - A-2018-
0353
Exhibit B: Site Plan (dated: December 3, 2018)
Conditions Document 7
El Dorado Multi-tenant Office Building - ALT, DES, CZC - A-2018-
0353
Exhibit C: Landscape Plan (dated: December 3, 2018)
Conditions Document 8
El Dorado Multi-tenant Office Building - ALT, DES, CZC - A-2018-
0353
Exhibit D: Elevations (dated: November 28, 2018)