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Original CZC Report (A-2020-0082)Conditions Document 1 Eagle View Landing Office Bldg. - ALT, DES, CZC - A-2020-0077 CERTIFICATE OF ZONING COMPLIANCE REPORT DATE: May 1, 2020 TO: Roberta Stewart, BVA Development FROM: Joseph Dodson, Current Associate Planner SUBJECT: Eagle View Landing Office Building - ALT, DES, CZC (A-2020-0077) BVA Development OWNER: DESCRIPTION OF APPLICANT'S REQUEST The applicant requests Certificate of Zoning Compliance (CZC) and Administrative Design Review (DES) approval to construct a new 148,760 square foot office building, on a portion of 52.7 acres of land in the C-G zoning district. The applicant has also requested Alternative Compliance (ALT) approval to allow the height of the building to exceed 65 feet (see analysis below). The site is located approximately at 1020 S. Eagle. Road; in the northeast corner of the Eagle Rd. and Overland Rd. intersection. The proposed building is part of the larger Rackham Subdivision (a.k.a. Eagle View Landing). The proposed commercial building is the sister building to the ICCU Corporate Office building that shares the same entrance plaza. In addition, this building shares similar design elements in both architecture and green space with the adjacent ICCU building. This building and site improvements for the Rackham Subdivision is also providing an additional 569 parking stalls. Staff will continue to monitor the parking count for those buildings that share parking beyond their building lot. 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. Alternative Compliance The Applicant has requested Alternative Compliance approval, per the standards in UDC -11- 5B-5B2, to request additional height over the maximum height allowed in the C-G zoning district per the standards in UDC 11-2B-3.3D that state, “Additional height not to exceed twenty percent (20%) of the maximum height allowed for the district may be approved by the Director through the alternative compliance procedures. . . Additional height shall be allowed when the development provides ten percent (10%) of the building square feet in open space, courtyards, patios, or other usable outdoor space available for the employees and/or patrons of the structure, excluding required setbacks and landscape buffers. The Applicant has proposed a building that is 76’-4” tall, approximately eleven feet above the standard maximum height Conditions Document 2 Eagle View Landing Office Bldg. - ALT, DES, CZC - A-2020-0077 allowed in the C-G zoning district, and less than the additional 20% above 65 feet. Per the zoning district alternative standard above for additional height, the Applicant has proposed alternative compliance in the form of a plaza, small patio, open grassy areas, and a second floor outdoor patio. These areas account for approximately 21,000 square feet of usable open space when only 14,880 square feet is required. Therefore, Staff finds the Applicant’s Alternative Compliance provides an equal or superior means of meeting the intent and purpose of the requirement as analyzed below in the required findings for Alternative Compliance: 1. Strict adherence or application of the requirements are not feasible; or Strict adherence to the height limit in the C-G zoning district is feasible but would require either a smaller building size in regards to gross floor area or a larger building footprint. These two changes are feasible but not preferred by the Applicant. 2. The alternative compliance provides an equal or superior means for meeting the requirements; and The Applicant is providing a number of opportunities for their patrons and/or employees to enjoy open space around their building by proposing these areas. In a normal office building development, the proposed open space area would likely be additional parking spaces and add to the expansive “concrete jungle” so many dislike in urban development. The Applicant has proposed approximately 21,000 square feet of usable open space for this request of additional height exceeding the minimum required by nearly 7,000 square feet for a building of this size. Therefore, Staff finds the alternative compliance provides a superior aesthetic and livability than a shorter building would otherwise provide. 3. The alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of surrounding properties. The alternative means provided by the Applicant is not detrimental to the public welfare of the subject property or to those surrounding properties. In addition, Staff finds the alternative means will enhance the character of this building and this new commercial/office development as a whole. 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 the alternative compliance request for additional height per the standards in UDC 11-2B-3.3D. See “Alternative Compliance” section above for staff analysis. Conditions Document 3 Eagle View Landing Office Bldg. - ALT, DES, CZC - A-2020-0077 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 11- 3B-14A. 5. The site plan prepared by Horrocks Engineers on April, 2020, labeled CZC Site Plan as shown in Exhibit B, is approved by the City of Meridian Planning Division. 6. The landscape plan prepared by Baer Design Group on March 27, 2020, labeled Landscape Plan, is approved by the City of Meridian Planning Division as shown in Exhibit C. 7. The elevations prepared by Cushing Terrel on March 31, 2020, labeled CZC Elevations 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. 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. If applicable, 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: Ordinance # 719 (AZ); H-2018-0126 (PP); H- 2019-0005 (MDA); H-2019-0128 (FP); H-2019-0081 (MDA). 4. The issuance of this ALT, CZC, and DES 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. Conditions Document 4 Eagle View Landing Office Bldg. - ALT, DES, CZC - A-2020-0077 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 May 16, 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 1, 2021. EXHIBITS A: Vicinity Map B: Site Plan (dated: April, 2020) C: Landscape Plan (dated: March 27, 2020) D: Elevations (dated: March 31, 2020) Conditions Document 5 Eagle View Landing Office Bldg. - ALT, DES, CZC - A-2020-0077 Exhibit A: Vicinity Map Conditions Document 6 Eagle View Landing Office Bldg. - ALT, DES, CZC - A-2020-0077 Exhibit B: Site Plan (dated: April, 2020) Conditions Document 7 Eagle View Landing Office Bldg. - ALT, DES, CZC - A-2020-0077 Exhibit C: Landscape Plan (dated: March 27, 2020) Conditions Document 8 Eagle View Landing Office Bldg. - ALT, DES, CZC - A-2020-0077 Exhibit D: Elevations (dated: March 31, 2020)