Report - Modern Craftsman CZC, DES (A-2020-0205)
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DATE: 12/9/2020
TO: Brandon Sheltrown, Houston-Bugatsch
Architects
FROM: Joe Dodson, Associate Planner
208-884-5533
SUBJECT: A-2020-0205
Modern Craftsman at Black Cat CZC &
DES
LOCATION: Project is located at the northeast corner
of N. Black Cat Road and Chinden
Boulevard (SH 20/26).
I. PROJECT DESCRIPTION
Brandon Sheltrown, the Applicant, requests approval of Certificate of Zoning Compliance (CZC) for
a mixed-use development on approximately 21.5 acres of land in the C-C and R-15 zoning districts
consisting of 195 multi-family units, a clubhouse, open space and amenities, and 4.23 acres of
commercial land; and requests approval of Administrative Design Review (DES) for the commercial
portion of the development including the future two-story commercial building in the southwest
corner of the site.
DES was approved for the residential portion of the project and the Vertically Integrated building
with the Conditional Use Permit approval (H-2020-0022). The Applicant will be required to apply for
an additional CZC approval for the corner commercial building and relevant site improvements when
that building is proposed to be built.
II. DECISION
The applicant's request for CZC and DES 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.
Site Specific Conditions of Approval
CERTIFICATE OF ZONING
COMPLIANCE REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
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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. 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.
4. Business hours of operation within the C-C zoning district shall be limited from 6 am to 11 pm as
set forth in UDC 11-2B-3A4.
5. Off-street parking shall be provided in accord with the standards listed in UDC Table 11-3C-6 for
multi-family dwellings based on the number of bedrooms and in accord with the approved
Conditional Use Permit site plan (H-2020-0022).
6. Prior to issuance of Certificate of Occupancy, the applicant shall close the existing access to
Chinden Boulevard (SH 20/26) as set forth in UDC 11-3H-4; direct lot access to Chinden is
prohibited.
7. Prior to issuance of Certificate of Occupancy, the applicant shall remove or relocate any existing
structures that do not conform to setbacks and/or use in the zone.
8. 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.
9. The site plan prepared by Bailey Engineering, dated November 4, 2020, labeled Conditional Use
Plan, is approved by the City of Meridian Planning Division as shown in Exhibit A.
10. The architectural site plan prepared by Houston-Bugatsch Architects, dated November 5, 2020,
labeled Overall Architectural Site Plan, is approved by the City of Meridian Planning Division as
shown in Exhibit B.
11. The landscape plan prepared by Jensen Belts Associates, dated November 27, 2020, labeled
Landscape Plan, is approved by the City of Meridian Planning Division as shown in Exhibit C.
12. The elevations prepared by Houston-Bugatsch Architects, dated October 26, 2020, labeled
Building Elevations, are approved by the City of Meridian Planning Division as shown in Exhibit
D.
13. The approved site plan, landscape plan and/or elevations may not be altered without prior written
approval of the City of Meridian Planning Division.
14. Prior to building permit submittal for the two-story corner commercial building, the
Applicant shall obtain Certificate of Zoning Compliance (CZC) approval for the proposed
structure and relevant site improvements to this specific area. If the approved design of this
structure changes, a new Design Review application will also be required at the time of
CZC submittal.
15. Water and sewer easements cannot encroach into carports or other permanent structures; no
services shall be run under car ports. Car ports must be clearly labelled on utility plan. Easements
must be shown and labelled on utility plan.
16. The applicant shall pay any applicable impact fees prior to the issuance of a building permit.
17. 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.
18. 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.
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19. If the subject property is part of a 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.
20. 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.
21. Prior to Certificate of Occupancy, the applicant shall record a cross-access/ingress-egress
easement to adjoining properties (R7532600300 – Rock Harbor Church site) and submit
copy of said easement to the Planning Division in accord with the provisions of UDC 11-3A-
3A2.
22. Prior to 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.
23. The Applicant shall comply with all previous ACHD conditions of approval as noted in the
response letter dated November 19, 2020 and sent to the Applicant and City Staff.
24. 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.
25. 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.
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 subject property adjoins a state highway; access to the state facility is restricted as set forth in
UDC 11-3H-4B.
3. The project is subject to all current City of Meridian ordinances and previous conditions of
approval and Development Agreement provisions associated with this site including but not
limited to: H-2020-0022 (Rezone ordinance and DA have not yet been recorded but shall be
adhered to).
4. The issuance of this CZC does not release the applicant from any previous requirements of the
other permits issued for the site.
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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 shall have an ongoing obligation to maintain all pathways.
7. The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11.
8. 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.
9. The applicant and/or assigns shall have the continuing obligation to meet the specific use
standards for the approved uses of Multi-Family and Vertically Integrated Residential, as set forth
in UDC 11-4-3-27 & 11-4-3-41, respectively.
10. The Applicant shall have a continuing obligation to comply with the private street standards a set
forth in UDC 11-3F-3 and 11-3F-4.
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 December 23,
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.
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
December 9, 2021.
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V. EXHIBITS
A. Site Plan (dated: 12/4/2020)
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B. Architectural Site Plan (dated: 11/5/2020)
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C. Landscape Plan (date: 11/27/2020)
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D. Building Elevations (date: 10/26/2020)
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