Shohet Office Building CZC, DES, ALT (A-2021-0030)
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DATE: 2/23/2021
TO: Kristy Shohet
FROM: Stacy Hersh, Assistant Planner
208-884-5533
SUBJECT: A-2021-0030
Shohet Office Building CZC, DES,
ALT
LOCATION: 2549 N. Stokesberry Place
I. PROJECT DESCRIPTION
The applicant, Kristi Shohet, requests Certificate of Zoning Compliance (CZC), Design Review
(DES), and Alternative Compliance (ALT) approval to construct a 5,000 square foot, single-story
office building on 0.46 acres of land in the L-O Zoning district.
II. DECISION
The applicant's request 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.
ALTERNATIVE COMPLIANCE REQUEST
The applicant is also requesting Alternative Compliance to the standards listed in UDC 11-
3B-7C.b that requires one tree per 35 linear feet within the landscape buffer along streets. Per
this standard, only two trees are required. Because there is a storm drain easement that
encompasses the full width of the buffer and the Ada County Highway District (ACHD) does
not allow trees within their easement, the applicant proposes the two trees to be relocated
slightly north of the easement but still between the building and the street.
CERTIFICATE OF ZONING
COMPLIANCE REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
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FINDINGS FOR ALTERNATIVE COMPLIANCE REQUEST TO UDC 11-3B-7C:
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 UDC requirement for trees to be planted in the street landscape buffer of
the site adjacent to the local road is not feasible due to the existence of a storm drain easement
which encompasses the full width of the buffer; ACHD explicitly forbids trees within this
easement.
2. The alternative compliance provides an equal or superior means for meeting the
requirements; and
The Director finds the Applicant’s proposed alternative compliance provides an equal 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.
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.
Site Specific 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 L-O zoning district shall be limited from 6 am to 10 pm as
set forth in UDC 11-2B-3A4.
3. Per UDC 11-5B-5B2, the Director (at the applicant's request) approved alternative compliance
regarding the landscape buffer along streets, UDC 11-3B-7C.b.
4. 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.
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 James Gipson Architect on October 3, 2019, labeled A1, is approved by
the City of Meridian Planning Division as shown in Exhibit A with the following conditions:
Per UDC 11-3B-8.C., a five-foot wide minimum landscape buffer adjacent to parking on
the east side of the parking lot is required (buffer currently shows 4’-5 ½” wide on the
site plan); the changes noted above shall be incorporated on the plans submitted with
the building permit application.
Per UDC 11-3C-5.B.3., all off street parking areas shall be provided with a substantial
wheel restraint on the east side of the parking lot to prevent cars from encroaching into
the abutting landscape buffer; the changes noted above shall be incorporated on the
plans submitted with the building permit application.
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8. The landscape plan prepared by James Gipson Architect on October 3, 2009, labeled A13, is
approved by the City of Meridian Planning Division as shown in Exhibit B with the following
conditions:
The landscape buffer on the east side of the parking lot shall be revised to depict a five-
foot wide landscape buffer to reflect the site plan; the changes noted above shall be
incorporated on the plans submitted with the building permit application.
9. The elevations prepared by James Gipson Architect on October 3, 2009, labeled A10 and A11,
are approved by the City of Meridian Planning Division as shown in Exhibit C.
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.
General 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-00-007; PP-00-007; FP-00-014; CUP-00-0020).
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.
III. 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 March 10, 2021,
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.
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IV. 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
February 23, 2022.
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V. EXHIBITS
A. Site Plan (date: 10/3/2019)
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B. Landscape Plan (date: 10/3/2019)
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C. Building Elevations (date: 10/3/2019)