Central Valley Plaza Flex Building CZC, DES, ALT A-2020-0059CERTIFICATE OF ZONING COMPLIANCE
REPORT
DATE: May 21, 2020
TO: Scott Duffin, Horrocks Engineers
FROM: Stacy Hersh, Current Assistant Planner
SUBJECT: Central Valley Plaza Flex Building #1 — CZC, DES (A-2020-0059)
OWNER: Tomlinson Family Trust
DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Scott Duffin, requests Certificate of Zoning Compliance (CZC), Administrative
Design Review (DES), and Alternative Compliance (ALT) approval to construct a 2-story 32,
089 square foot flex space building on 43.85 acres of land in the C-G zoning district.
The site is located at W. Chinden Blvd., Meridian, ID 83646 (SO421438410).
ALTERNATIVE COMPLIANCE REQUEST
The applicant is requesting alternative compliance to the standards set forth in UDC 11-3B-
8C.2.b. (Parking Lot Landscaping) that requires that no linear grouping of parking spaces shall
exceed twelve (12) in a row, without an internal planter island. Per this standard, five (5)
parking lot islands are required.
1. In an effort to maximize parking for the City of Meridian police station the applicant is
requesting alternative compliance for two parking lot planter islands located on the
northwest corner and west side of the building. The applicant is proposing to add an
additional eight (8) trees adjacent to the parking lot in the northwest corner landscape
buffer and an additional sixteen (16) trees to the west side parking lot landscape buffer.
Furthermore, the police station will be installing a 6' tall wall/security fencing along the
perimeter of these parking spaces as a part of the improvements that will further screen
the visual effects of the parking lot.
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.
FINDINGS FOR ALTERNATIVE COMPLIANCE REQUEST TO UDC-313-8C.2.11.:
In order to grant approval for alternative compliance, the director shall determine the
following findings:
Strict adherence or application of the requirements is not feasible; OR
Strict adherence to the UDC requirement for parking spaces not to exceed twelve (12)
parking stalls in a row without an internal planer island is feasible but not desirable for
the applicant's parking lot design and security requirements.
2. The alternative compliance provides an equal or superior means for meeting the
requirements; and
Conditions Document 1 Central Valley Plaza Flex Building #1 — CZC, DES, ALT A-2020-
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The Director finds the Applicant's proposed alternative compliance provides a superior
means of compliance with this requirement.
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 intended use/character of the surrounding properties.
DECISION
The applicant's request for Certificate of Zoning Compliance, Administrative 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.
General Conditions of Approval
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.
➢ Street lights shall be installed with the subdivision improvements. Streetlights will need to
be installed and operational prior to occupancy. Street light plan requirements are listed in
section 6-7 of the City's Design Standards. A copy of the standards can be found at,
https:Hmeridiancity.or2/land/Desi2n %20Standards%20-
%2000M%20Adopted%20Final 5-19-16%20-%20CM.pdf
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.
2. Business hours of operation within the C-G zoning district shall be limited from 6 am to
11 pm when the property abuts a residential use or district as set forth in UDC 11-213-
3A4.
3. All ground -level mechanical equipment must be screened to the height of the unit
as viewed from the property line; all rooftop mechanical equipment must be
screened as viewed from the farthest edge of the adjoining right-of-way
4. Prior to issuance of Certificate of Occupancy, the applicant shall close the existing
access to the arterial and/or collector roadway as set forth in UDC 11-3A-3A.
Process Conditions of Approval
Per UDC 11-5B-5B2, the Director (at the applicant's request) approved alternative
compliance regarding parking spaces, UDC 11-3B-8C-2.b.
Conditions Document 2 Central Valley Plaza Flex Building #1 — CZC, DES, ALT A-2020-
0059
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 I I -
3B-14A.
5. The site plan prepared by Horrocks Engineers on April 15, 2020 and April 6, 2020,
labeled E01 and 1.0, are approved by the City of Meridian Planning Division as shown
in Exhibit B with the following conditions:
➢ Prior to Certificate of Occupancy, Brighton Corporation is required to install a
westbound turn lane designed to ITD's standards on W. Chinden Boulevard adjacent
to N. Levi Avenue.
➢ Prior to Certificate of Occupancy, Brighton Corporation shall dedicate 12-feet of right
of way along W. Chinden Boulevard to ITD for the entire length of the right turn lane.
6. The landscape plan prepared by Baer Design Group, LLC on April 22, 2020, labeled
L1.0 and L1.1, are approved by the City of Meridian Planning Division as shown in
Exhibit C.
7. The elevations prepared by Cushing Terrell on March 4, 2020, labeled A-01, are
approved by the City of Meridian Planning Division as shown in Exhibit D with the
following notation:
➢ The applicant requests a design standard exception to the following Goal contained in
the Architectural Standards Manual:
a) Goal 2. lA "Buildings with rooflines 50 feet in length or greater must incorporate
roofline and parapet variations. Variations may include step-downs, step -backs, other
modulation, or architectural features such as cornices, ledges, or columns, and must
occur in total combination for at least 20% of the fagade length. May be averaged over
entire fagade, but may not exceed 75 feet without a break. " The north facade of the
building incorporates horizontal roofline variations along 20% of the facade length, but
two edges are 110' in length without parapet variation. The rear building facade
incorporates modulation (step-in and step -out) with each 12' foot roll -up door (8 total).
b) Goal 5.1I "Untextured concrete panels and prefabricated steel panels are prohibited as
field materials for building fagades, except when used with a minimum of two other
qualifying field materials and meeting all other standard fenestration and material
requirements. " The applicant is proposing a mix of modern and classic finishes that
includes primarily EIFS and concrete block. The building is also enhanced with a
thicker high quality fluted gauge architectural metal cladding and a wood -look cladding
to create a clean modern aesthetic that does not create waves as seen on the typical
"corrugated metal" that is a lesser gauge of material. The fluted architectural metal
cladding is used as an accent material on the front and rear facades of the building,
which the applicant believes does not conflict with this ASM goal.
Staff finds the quality of the materials proposed along with the additional glazing,
canopies, and landscaping planters next to the building facade brings a unique
modern finish. That, combined with the 6-foot high landscape buffer along the
northeast portion of W. Waverton Drive to screen the roll -up doors justifies an
exemption from the Architectural Standards Manual.
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.
Conditions Document 3 Central Valley Plaza Flex Building #1 — CZC, DES, ALT A-2020-
0059
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. If the subject property is part of a final plat that has not yet recorded, the applicant shall
be responsible for all plat improvements prior to release of Certificate of Occupancy for
the first structure within such plat.
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, Brighton Corporation shall record a cross-
access/ingress-egress easement to the out -parcel (#SO421438700) located at the
southeast corner of Pollard Subdivision and a driveway shall be provided for
access and interconnectivity with the subject property; submit copy of said
easement to the Planning Division in accord with the provisions of UDC 11-3A-
3A2.
15. The Lift Station shall be satisfactorily completed and accepted by the City of
Meridian Public Works Department prior to the first Occupancy permit being
issued within this development.
16. 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 subject property adjoins a state highway; access to the state facility is restricted as
set forth in UDC 11-3H-4B.
3. The subject property adjoins a state highway; the only approved access to the state
highway is as shown in Exhibit B.
4. The applicant shall comply with the outdoor storage as an accessory use standards as set
forth in UDC 11-3A-14.
5. The project is subject to all current City of Meridian ordinances and previous conditions
of approval associated with this site (H-2019-060655, DA #2019-060655).
6. The issuance of this CZC does not release the applicant from any previous requirements
of the other permits issued for the site.
Conditions Document 4 Central Valley Plaza Flex Building #1 — CZC, DES, ALT A-2020-
0059
7. 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.
8. The applicant shall have an ongoing obligation to maintain all pathways.
9. The applicant has a continuing obligation to comply with the outdoor lighting provisions
asset forth in UDC 11-3A-11.
10. 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.
11. The applicant and/or assigns shall have the continuing obligation to meet the
specific use standards for a flex space as set forth in UDC 11-4-3-18.
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 June 5, 2020, 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
May 21, 2021.
EXHIBITS
A: Vicinity Map
B: Site Plan (dated: April 15, 2020 and April 6, 2020)
C: Landscape Plan (dated: April 22, 2020)
D: Elevations (dated: March 4, 2020)
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Conditions Document 9 Central Valley Plaza Flex Building #1 — CZC, DES, ALT A-2020-
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