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Downtown Mixed-Use Bldg B- CZC, DES, ALT (A-2019-0033)Conditions Document 1 Downtown Mixed-use Building A - ALT, DES, CZC - A-2019-0032 CERTIFICATE OF ZONING COMPLIANCE REPORT DATE: April 10, 2019 TO: Lindgren Labrie Architecture FROM: Kevin Holmes, Associate City Planner SUBJECT: Downtown Mixed-Use Building B - ALT, DES, CZC (A-2019-0033) Meridian Development Corporation OWNER: DESCRIPTION OF APPLICANT'S REQUEST The applicant, Lindgren Labrie Architecture, requests Certificate of Zoning Compliance (CZC) and Design Review (DES) approval of a new four (4) story mixed-use building with 9,225 square feet of commercial space on the first floor and sixty-nine (69) residential units above. The residential development includes thirty-nine (39) one bedroom units and thirty (30) two- three bedroom units. This vertically integrated building is located in the O-T zoning district on 1.07 acres of land. Alternative Compliance Requests (A) The applicant is requesting Alternative Compliance (ALT) to the parking stall and drive aisle dimensional standards of UDC 11-3C-5. Twenty-eight (28) parking stalls on this do not meet the required dimension standards. See Exhibit E. (B) The applicant is requesting Alternative Compliance to parking lot landscaping buffers of UDC 11-3B-8. They are proposing a “Green Screen” along the eastern property line in lieu of the required five-foot (5’) landscaping buffer. See Exhibit F. Parking Analysis This application has been submitted alongside a similar application for a vertically integrated building across the northern alley from this location (A-2019-0033). Both buildings will be owned and operated by the same entity and will share parking lots. Therefore, this report has reviewed the combined sites for compliance with parking standards per UDC 11-3C-6. The sites have one (1) spot for each of the 102 residential units as required for vertically integrated developments for a total of 102 parking stalls. These two (2) new buildings are replacing three (3) existing buildings with a combined space of 15,898 square feet in the O-T district. The proposed commercial portion of the development is 15,085 square feet, requiring fifteen (15) parking stalls. The applicant is applying for O-T parking credits per UDC 11-3C-7D. Per code, existing square footage replaced by new construction may claim off-street parking credits. In this case, the applicant is eligible for sixteen (16) parking credits. With the application of these credits, the combined sites comply with the required number of off street parking per UDC 11-3C-6. The site is located at 33 E. Idaho Ave. Conditions Document 2 Downtown Mixed-use Building A - ALT, DES, CZC - A-2019-0032 FINDINGS FOR ALTERNATIVE COMPLIANCE REQUEST TO (A) UDC 11-3C-5 AND (B) UDC 11- 3B-8: 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 (A) Strict adherence to the requirements is feasible but due to the size of the property is not desirable, as the total amount of required parking stalls will not be met. (B) Strict adherence to the requirements is feasible. 2. The alternative compliance provides an equal or superior means for meeting the requirements; and (A) The eleven (11) parking stalls not meeting the parking stall width requirements of UDC 11-3C-5 are located under the building, this requires support columns to be located between parking stalls. The spots adjacent to these supports have been reconfigured to be slightly wider while the spots not adjacent are slightly thinner. This allows for increased maneuverability and alleviates the potential for conflicts. The average width of stalls under the building is 9.47 feet; this exceeds the requirements of code. There are also thirty (30) stalls that do not meet the length requirements of UDC 11-3C-5. All of these spots are reserved for residents of the buildings and are not located adjacent to neighboring properties or landscape buffers. As such, Staff believes the reduced stall length is acceptable for a vertically integrated development in this location. The Director finds the applicants proposed alternative compliance does provide equal or superior means to meet these requirements. (B) The applicant is proposing to install a six-foot (6’) freestanding “Green Screen” along the eastern perimeter of the parking lot. The use of this screen allows the applicant to maximize the amount of parking provided to this building while also meeting the intent of UDC 11-3B-8. In addition, the use of this screen is preferable due to the buffer’s location in relation to the carports and the property to the east. Standard landscaping with trees would come into conflict with the carport cover as they reached maturity. In addition, if the parking lot to the east redevelops in its current configuration this landscape buffer will not be required by code. Therefore, the Director finds the applicants proposed alternative compliance does provide equal or superior means to meet these requirements. 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 alternatives will not be detrimental to the public welfare or impair the intended use/character of the surrounding properties. DECISION The applicant's requests for Certificate of Zoning Compliance, Design Review, and Alternative Compliance are 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. Conditions Document 3 Downtown Mixed-use Building A - ALT, DES, CZC - A-2019-0032 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. Site Conditions of Approval 1. Substantial wheel restraints shall be provided for stalls located on the eastern edge of the property abutting the proposed “Green Screen” in accord with UDC 11-3C- 5B. 2. The existing historical marker on the site shall be preserved and displayed in accord with UDC 11-3A-9. Please coordinate with the City of Meridian Parks Department. 3. Off street loading areas for commercial uses shall be designed to prevent travel lanes from being blocked and shall comply with UDC 11-3C-8. 4. The applicant shall coordinate with the City Arborist (Elroy Huff, 208-888-3579) to implement a tree mitigation plan. Process Conditions of Approval 1. Per UDC 11-5B-5B2, the Director (at the applicant's request) approved alternative compliance regarding the parking stall dimensional requirements of UDC 11-3C-5. 2. Per UDC 11-5B-5B2, the Director (at the applicant's request) approved alternative compliance regarding the landscape buffer requirements of UDC 11-3B-8. 3. 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. 4. For all uses that extend into the streetscape the user shall obtain a use zone encroachment permit in accord with the requirements of UDC 8-1. 5. 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. 6. 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. 7. The site plan prepared by Lindgren Labrie Architecture on March 20, 2019, labeled “Civil Site / Dimension Plan”, is approved by the City of Meridian Planning Division as shown in Exhibit B. 8. The landscape plan prepared by Lindgren Labrie Architecture on March 20, 2019, labeled “Landscape Plan”, is approved by the City of Meridian Planning Division as shown in Exhibit C. 9. The elevations prepared by Lindgren Labrie Architecture on March 20, 2019, labeled “Ext. Elevs. Bldg. B”, are approved by the City of Meridian Planning Division as shown in Exhibit D. Conditions Document 4 Downtown Mixed-use Building A - ALT, DES, CZC - A-2019-0032 10. The approved site plan, landscape plan and/or elevations may not be altered without prior written approval of the City of Meridian Planning Division. 11. The applicant shall pay any applicable impact fees prior to the issuance of a building permit. 12. 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. 13. 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. 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 project is subject to all current City of Meridian ordinances and previous conditions of approval associated with this site (Ord. 02-987; SHP-12-002; Ord. 18-1792). 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 (6’) 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. 7. The applicant and/or assigns shall have the continuing obligation to meet the specific use standards for vertically integrated residential projects as set forth in UDC 11-4-3-41. 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 April 25, 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. Conditions Document 5 Downtown Mixed-use Building A - ALT, DES, CZC - A-2019-0032 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 April 10, 2020. EXHIBITS A: Vicinity Map B: Site Plan (dated: March 20, 2019) C: Landscape Plan (dated: March 20, 2019) D: Elevations (dated: March 20, 2019) E: Parking Alternative Compliance, UDC 11-3C-5 F: Landscaping Alternative Compliance, UDC 11-3B-8 Conditions Document 6 Downtown Mixed-use Building A - ALT, DES, CZC - A-2019-0032 Exhibit A: Vicinity Map Conditions Document 7 Downtown Mixed-use Building A - ALT, DES, CZC - A-2019-0032 Exhibit B: Site Plan (dated: March 20, 2019) Conditions Document 8 Downtown Mixed-use Building A - ALT, DES, CZC - A-2019-0032 Exhibit C: Landscape Plan (dated: March 20, 2019) Conditions Document 9 Downtown Mixed-use Building A - ALT, DES, CZC - A-2019-0032 Conditions Document 10 Downtown Mixed-use Building A - ALT, DES, CZC - A-2019-0032 Exhibit D: Elevations (dated: March 20, 2019) Conditions Document 11 Downtown Mixed-use Building A - ALT, DES, CZC - A-2019-0032 Exhibit E: Parking Alternative Compliance, UDC 11-3C-5 Stalls do not meet width requirements Stalls exceed width requirements Stalls do not meet length requirements but exceed width requirements Stalls do not meet length requirements Exhibit F: Landscaping Alternative Compliance, UDC 11-3B-8 Required 5-foot (5’) landscape buffer to be replaced with “Green Screen”