Report - Mile High Pines CZC (A-2021-0050)
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DATE: 4/8/2021
TO: Brandon Sheltrown, Houston-Bugatsch
Architects
FROM: Joe Dodson, Associate Planner
208-884-5533
SUBJECT: A-2021-0050
Mile High Pines CZC (Modern
Craftsman at Ten Mile)
3250 Project is located at 3401 W. Pine
Avenue (Southeast corner of Pine and
Ten Mile intersection)
I. PROJECT DESCRIPTION
Brandon Sheltrown, the Applicant, requests approval of Certificate of Zoning Compliance (CZC) for
a Multi-family development consisting of 135 units and 347 parking spaces on 10.45 acres of land in
the R-15 zoning district and 2.36 acres of land in the C-C zoning district.
Note: The Applicant received Design Review approval for the residential portion of the project with
previous approvals (H-2020-0099). This CZC also includes the required landscape buffers along
Pine and Ten Mile as well as the Pine Avenue road extension and the deceleration lane on Ten
Mile.
This CZC does NOT include the three commercial pad sites or their parking. Each future
commercial lot/building will be required to obtain CZC approval prior to submitting for building
permit.
II. DECISION
The applicant's request for Certificate of Zoning Compliance is approved with the conditions listed in
this report. The previously approved elevations are included as an exhibit in this report to ensure
continued compliance with the approved plans.
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.
CERTIFICATE OF ZONING
COMPLIANCE REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
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Site Specific Conditions of Approval
1. No signs are approved with this application. Prior to installing any signs on the property
(including monument signs), the applicant shall submit a sign permit application consistent with
the standards in UDC Chapter 3 Article D and receive approval for such signs.
2. 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.
3. 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.
4. The site plan and site plan details prepared by Houston-Bugatsch Architects, dated April 7,
2021, labeled Architectural Site Plan, is approved by the City of Meridian Planning Division
as shown in Exhibit A except for the commercial pad sites shown as “Area C” on sheet
A.1.30.
5. The landscape plans prepared by Jensen Belts Associates, dated April 1, 2021, labeled
Concept Landscape Plan, are approved by the City of Meridian Planning Division as shown
in Exhibit B.
6. The approved site plan, landscape plan, and/or elevations may not be altered without prior written
approval of the City of Meridian Planning Division.
7. The applicant shall pay any applicable impact fees prior to the issuance of a building permit.
8. 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.
9. 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.
10. The Applicant and/or assigns shall comply with the Private Street Standards as set forth in UDC
11-3F-3 and UDC 11-3F-4.
11. Prior to Certificate of Occupancy of the first structure, the applicant shall record a cross-
access/ingress-egress easement to the adjoining property to the west (Parcel #S1210417310) and
the adjoining commercial properties of this development (currently shown as parcel #
S1210417221). Submit copy of said easements to the Planning Division in accord with the
provisions of UDC 11-3A-3A2.
12. 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. The Applicant shall comply with all previous ACHD conditions of approval.
14. Prior to issuance of Certificate of Occupancy on any building, the applicant shall submit a public
access easement for the multi-use pathway along the southern boundary of the site to the Planning
Division for approval by City Council and subsequent recordation.
15. Prior to issuance of Certificate of Occupancy on any building, the Applicant shall provide
proof of the required maintenance agreement to the Planning Division in accord with UDC
11-4-3-27 – all multifamily developments shall record legally binding documents that state
the maintenance and ownership responsibilities for the management of the development,
including, but not limited to, structures, parking, common areas, and other development
features.
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
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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.
General Conditions of Approval
1. At the time of Annexation and Zoning, Council allowed a reduced commercial landscape buffer
between the C-C and the R-15 zoning districts on-site; this buffer was reduced to what is shown
on the approved landscape plans.
2. 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.
3. The project is subject to all current City of Meridian ordinances and previous conditions of
approval associated with this site: H-2020-0099 (AZ, PP, CUP, PS, DES) DA Inst. #2021-
046525.
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.
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.
8. The applicant has a continuing obligation to comply with the outdoor service and equipment area
provisions as set forth in UDC 11-3A-12.
9. The applicant shall have an ongoing obligation to maintain all pathways.
10. The Applicant shall have an ongoing obligation to comply with Multi-Family and Vertically
Integrated Residential specific use standards, as set forth in UDC 11-4-3-27 & 11-4-3-41,
respectively.
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 April 22, 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.
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 April
9, 2022.
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V. EXHIBITS
A. Architectural Site Plan (dated: 4/7/2021)
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B. Landscape Plans (date: 4/1/2021)
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C. Previously Approved Elevations
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