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
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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)