Sawtooth Landing Site & Bldg. 4 CZC, DES, ALT (A-2021-0106)
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DATE: 6/16/2021
TO: Justin Waters,
Julie Rivers Development
FROM: Joe Dodson, Associate Planner
208-884-5533
SUBJECT: A-2021-0106
Sawtooth Landing CZC, DES, ALT
(Overall Site and Bldg. #4)
LOCATION: 1450 W. Ustick Road (NEC Ustick and
Linder Roads)
I. PROJECT DESCRIPTION
The applicant’s representative, Justin Waters, requests Certificate of Zoning Compliance (CZC),
Administrative Design Review (DES), and Alternative Compliance (ALT) approval to construct the
overall site improvements to include landscaping, drive aisles, and all of the proposed parking with
the addition of one (1) commercial, single-story, multi-tenant office building on 4 acres of land in the
C-C zoning district; Alternative Compliance request for a reduced landscape street buffer to Linder
Road and a portion of buffer along Ustick Road.
Note: Code requires that each commercial building obtain their own CZC prior to submitting
for building permit. This subject CZC includes Building #4 and the overall site improvements
(grading, utilities, landscaping, parking lot, etc.). The remaining seven (7) buildings will require
future CZC approvals. The Applicant has requested Administrative Design Review for all of
the buildings because they are identical buildings.
ALTERNATIVE COMPLIANCE REQUEST
The applicant is requesting alternative compliance to the standards set forth in UDC 11-3B-7
(Landscape Buffers Along Streets) for the required 25-foot landscape buffer along both arterial
streets adjacent to the site, Linder Road and Ustick Road.
The Applicant has proposed an 18-foot wide buffer along Linder Road and a portion of the Ustick
frontage (approximately half of the frontage). The Applicant has proposed Alternative Compliance
in the form of denser vegetation than is required by code including planter boxes along the entire
length of the reduced buffer frontage and proposing a buffer at the maximum width while still
maintaining the required parking and drive-aisle dimensional standards. The additional landscaping
and planter boxes help soften and mitigate the visual effect of a reduced buffer as well as reducing
the summer heat gain by providing additional shade during the summer heat gain of asphalt. All
other required dimensional standards are being met with the proposed project. Therefore, Staff finds
the Applicant’s Alternative Compliance provides an equal or superior means of meeting the intent and
CERTIFICATE OF ZONING
COMPLIANCE REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
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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 required street buffer is feasible but would significantly reduce the
buildable area of this prominent corner property due to the other landscape buffers required
along the north and east property boundaries. A 7-foot reduction in the street buffers with the
addition of denser landscaping should have a negligible, if any, effect on the public roadway
and adjacent development.
2. The alternative compliance provides an equal or superior means for meeting the requirements;
and
The Applicant is proposing a slightly reduced buffer but proposing much denser landscaping
that includes raised planters to help mitigate the proximity of the parking spaces to the streets.
Therefore, Staff finds the alternative compliance provides at least 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 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 corner property within this intersection.
II. 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.
Site Specific Conditions of Approval
1. Per UDC 11-5B-5B2, the Director (at the applicant's request) approved alternative compliance
regarding Landscape Buffers Along Streets, as outlined in UDC 11-3B-7. See “Alternative
Compliance” section above for staff analysis.
1. 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.
2. All ground-level mechanical equipment must be screened to the height of the unit as viewed
from the property line; any rooftop mechanical equipment must be screened as viewed from
the farthest edge of the adjoining right-of-way.
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 M. Comeaux Architects on May 24, 2021 (revised June 8, 2021),
labeled Proposed Site Plan, is approved by the City of Meridian Planning Division as shown
in Exhibit A.
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6. The landscape plans prepared by M. Comeaux Architects on May 24, 2021 (revised July 1,
2021), labeled Landscape Plan, are approved by the City of Meridian Planning Division as
shown in Exhibit B.
7. The elevations prepared by M. Comeaux Architects on May 24, 2021 (revised July 1, 2021),
labeled Exterior Elevations 4-Unit Bldg., are approved by the City of Meridian Planning
Division as shown in Exhibit C.
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.
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 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: AZ-14-007; H-2021-0016 (MDA).
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.
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 July 17, 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.
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In accord with the above provisions, the subject Certificate of Zoning Compliance is valid until July
2, 2022.
V. EXHIBITS
A. Site Plan (date: 5/24/2021)
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B. Landscape Plan (date: 5/24/2021)
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C. Building Elevations (date: 5/24/2021)
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