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MKA Office Building- ALT, CZC, DES (A-2019-0224)Conditions Document 1 MKA Office Building – ALT, DES, CZC - A-2019-0224 CERTIFICATE OF ZONING COMPLIANCE REPORT DATE: August 6, 2019 TO: Brandon Keller, Keller Associates FROM: Kevin Holmes, Associate Planner SUBJECT: MKA Office Building – ALT, DES, CZC (A-2019-0224) Retail West Properties, LLC OWNER: DESCRIPTION OF APPLICANT'S REQUEST The applicant, Brandon Keller, requests Certificate of Zoning Compliance (CZC), Design Review (DES), and Alternative Compliance (ALT) approval of a new, three-story, 18,923 square foot building and associated parking on 1.47 acres of land in the O-T zoning district. This site also includes two future development pads which will be reviewed with separate CZC and Design Review submittals. The site is located at 140 E. Bower Street. The applicant has submitted an Alternative Compliance request to the parking lot landscaping requirements of UDC 11-3B-8. They are proposing to replace the five-foot landscaping strip and required trees along the railroad tracks to the north with a two-feet of landscaping and a specialty fence constructed from railroad ties and wire mesh (see detail on landscape plan, Exhibit C). The applicant has also proposed to replace one landscaping island with smaller diamonds that hold one tree rather than the required two. Code requires at least one island with two trees; they have provided three diamonds with three trees. The four parking stalls around these diamonds are considered compact as they do not meet length and width requirements per Table 11-3C-5. In addition, the applicant has requested moving the square footage of two required landscaping islands along the rows of parking closest to the building to around the building itself, thus freeing up two more parking spots. The proposed landscaping around the building consist of three trees and over fifty shrubs. The applicant has also proposed a plaza on the south side of the building with a decorative glass tile “stream”. Note: The site has 72 standard parking stalls, well above the required 19 for the proposed building. Future development on the two other pad sites will be limited to 53,000 square feet unless more stalls are provided. FINDINGS FOR ALTERNATIVE COMPLIANCE REQUEST TO 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 Strict adherence to the requirements is feasible but in order to provide for the future parking needs of downtown Meridian is not desirable. 2. The alternative compliance provides an equal or superior means for meeting the requirements; and Conditions Document 2 MKA Office Building – ALT, DES, CZC - A-2019-0224 The stated purpose of the parking lot landscaping requirements of UDC 11-3B-8 is “to soften and mitigate the visual effect of a large expanse of asphalt in parking lots.” Staff finds that the unique fence along the railroad tracks meets this intent and ties the development to the historical past of downtown Meridian. The applicant’s proposal to utilize three parking “diamonds” rather than one island also meets the purpose of this section of code. There is more square footage of landscaping and more trees being provided through this approach than is required by code. Staff also finds that since this property is to be developed with extensive trees located in the streetscape along both roads that the site as a whole is well landscaped and the purpose of UDC 11-3B-8 has been met. 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 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. 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. Per UDC 11-5B-5B2, the Director (at the applicant's request) approved alternative compliance regarding the parking lot landscaping, UDC 11-3B-8. 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. Conditions Document 3 MKA Office Building – ALT, DES, CZC - A-2019-0224 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 Keller Associates labeled “C-101” is approved by the City of Meridian Planning Division as shown in Exhibit B. 6. The landscape plan prepared by Keller Associates on June 27, 2019, labeled “L1.0”, is approved by the City of Meridian Planning Division as shown in Exhibit C. 7. The elevations and renderings prepared by Glancey Rockwell & Associates on July 1, 2019, labeled “Elevations” and “Rendered Perspectives”, 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 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. 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 has a continuing obligation to comply with the outdoor lighting provisions as set forth in UDC 11-3A-11. Conditions Document 4 MKA Office Building – ALT, DES, CZC - A-2019-0224 7. 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. 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 August 21, 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 August 6, 2020. EXHIBITS A: Vicinity Map B: Site Plan C: Landscape Plan (dated: June 27, 2019) D: Elevations and Renderings (dated: July 1, 2019) Conditions Document 5 MKA Office Building – ALT, DES, CZC - A-2019-0224 Exhibit A: Vicinity Map Conditions Document 6 MKA Office Building – ALT, DES, CZC - A-2019-0224 Exhibit B: Site Plan Conditions Document 7 MKA Office Building – ALT, DES, CZC - A-2019-0224 Exhibit C: Landscape Plan (dated: June 27, 2019) Conditions Document 8 MKA Office Building – ALT, DES, CZC - A-2019-0224 Exhibit D: Elevations and Renderings (dated: July 1, 2019)