Revised CZC 08-007"~
NOTE: This is not a Buildine Permit.
E LDIAN~- Prior to any construction, you should
contact the BuildinE Department at
(2081 887-2211 to verify if any
~ ®~ ~ ® additional permits and/or inspections
will be required by the Meridian
BuildinL Department.
CERTIFICATE OF ZONING COMPLIANCE-REVISED*
Date:
E~
Project Name/Number: Dr. Lou Buhrley Office -CZC-08-007- revised
Owner: Dr. Lou Buhrle */Michael Cammann/Gerald Vorlick /Jeff Lane ~~ OF ~ERlDIAN
FFfCE
Site Address: 742 West Cherry Lane
Proposed Use: 4301 square foot endodontic office for Lou Buhrle~professional office
Zoning:.
Comments:
Conditions of Approval: Project is subject to all current City of Meridian ordinances. The issuance
of this CZC does not release the applicant from any previous requirements of the other permits
issued for this site.
* It appears that this property was illegally split in 1985 (the applicant did not have
documentation that a legal split occurred prior to 1984). Therefore, the applicant is submitting
a Short Plat application to legally divide the parcel into two lots. Prior to issuance of
occupancy for the proposed office building, a recorded plat on the subject property shall be
recorded.
Landscaping; The Landscape Plan prepared by Harvest Design on February 8, 2008 (revised March
13, 2008), labeled Sheet LS-1, is approved (stamped "Approved" on March 13, 2008 by the Meridian
Planning Department) with the following changes (see redlines on plan):
• Increase trees in north landscape buffer from three to four.
The approved landscape plan is not to be altered without prior written approval of the Planning
Department. No field changes to landscape plan permitted; prior written approval of all material
changes is required. Prior to final inspection and sign off for this project, a written certificate of
completion shall be submitted to the Planning Department, prepared by a landscape architect,
landscape designer or qualified nurseryman responsible for the landscape plan upon completion of
the landscape installation. The Certificate of Completion shall verify that all landscape
improvements, including plant materials and sprinkler installation, are in substantial compliance with
the approved landscape plan.
Site Plan: The Site Plan prepared by Advantage Architecture on January 6, 2008 (revised March 13,
2008), labeled Sheet SD-1, is approved (stamped "Approved" on March 13, 2008 by the Meridian
Planning Department) with the following changes (see redline changes on site plan):
1) Provide a minimum 2-bicycle rack on this site (see UDC 11-3C-SC & UDC 11-3C-6G)
~'° Except for the changes mentioned above, the approved site plan is not to be altered without prior
written approval of the Planning Department.
Alternative Compliance: Per UDC Table 11-2B-3 a 25 foot wide street landscape buffer is required
along Cherry Lane. Per UDC 11-3B-7C 1 c a required street buffer may be reduced if the buffer width
results in an otherwise unavoidable hardship to the property. Originally because of site constraints,
Morgan Construction requested to reduce the required front setback to 24 feet with adjacent 17 feet
compact parking stalls. To minimize the impact of the 3 feet loss in street landscape buffer width,
Morgan Construction proposed doubling the number of required trees along Cherry Lane to four and
adding numerous ground cover and brush. In accordance with the alternative compliance section in
chapter 5, requests are allowed if the site involves space limitations or site conditions are such that
full compliance is impossible or impractical (UDC 11-SB-SB2). Staff approved the reduction in
buffer width because it was not detrimental to the public welfare nor did it impair the character of the
surrounding properties.
After approving the plans, ACRD requested an additional eight feet of right of way (ROW).
Although currently not in effect, once ACRD widens the road, the landscape buffer would be
reduced to 16.5 feet. UDC 11-3B-7C 1 c states that in "no case shall the width be reduced to less than
ten percent (10%) of the depth of the lot." To meet this. requirement Morgan Construction must
provide at minimum a 17.5 feet street buffer. To solve this problem and maintain the required 25 feet
drive aisle, Morgan Construction has requested to reduce the northern landscape buffer to 18.5 feet
and add an additional tree and landscaping to the residential buffer zone.
UDC 11-SB-SB2 states requests for alternative compliance are allowed if site conditions are such
that full compliance is impossible or impractical and/or site involves space limitations. Additional
alternative compliance is allowed if other regulatory agencies or departments having jurisdiction are
requiring design standards that conflict with the requirements of this article. Staff finds that to
maintain the 25 foot drive aisle requirement and comply with ACHD's ROW request, strict
adherence to the landscape buffer widths are not practical. Furthermore, the additional tree and
landscaping proposed by Morgan Construction will improve the appearance of the property and
screen out undesirable views. Staff also finds that the alternative means of compliance will not be
materially detrimental to the public welfare or impair the surrounding areas because the 6 foot solid
fence in combination with the additional landscaping will provide adequate means of separating
differing uses even better than the additional 1.5 feet of buffering to the north.
Elevations: The Elevations prepared by Advantage Architecture (Sheet A-5, dated May 2, 2007) are
approved with no changes from the Planning Department.
Irri ag tion: An underground, pressurized irrigation system must be installed to all landscape areas per
the approved specifications and in accordance with UDC 11-3A-15.
Protection of Existin Trees: Any existing trees on site must be protected or mitigated for in
accordance with the Tree Preservation section of the City's Landscape Ordinance. Per UDC 11-3B-
10, coordinate with the Parks Department Arborist (Elroy Huff, 888-3579) for approval of
protection/relocationrneasures for the existing trees prior to construction. Any severely damaged tree
must be replaced in compliance with UDC 11-3B-10-C.5.
Parkin :The proposed parking areas shall be paved and striped in accordance with UDC 11-3C
and 11-3B. ADA accessibility standards require a minimum of 1 standard parking spot and
1 van parking space for parking lots between 25-50 spaces. Therefore 1 additional standard
parking space is required per ADA standards. Project engineer/architect shall certify that the
number and size ofhandicap-accessible spaces conforms to the Americans with Disabilities Act
(ADA). Handicap accessible stalls must have signage in accordance per ADA and signed
accessible.
Cam: Per UDC 11-3B-SI, all landscape areas adjacent to driveways, parking lots, or other
vehicle use areas, must be protected by curbing, wheel stops, or other approved protective
devices. Curbing may be cut to allow for storm water runoff:
Sidewalls: All sidewalks shall be constructed in accordance with 11-3A-17. Sidewalks shall be
constructed prior to occupancy.
Drainage: Storm water drainage swales shall not have a slope steeper than 3:1, shall be fully
vegetated, and shall be designed in compliance with UDC 11-3B-11 and UDC 11-3A-18.
Li htin Lighting shall not cause glare or impact the traveling public or neighboring
development and comply with lighting standards as defined in UDC 11-3A-11.
Si ng_age: No signs are approved with this CZC. All business signs will require a separate sign
permit in compliance with UDC 11-3D.
Trash. Enclosure: All dumpster(s) must be screened in accordance with UDC-11-3A-12. Trash
enclosures must be built in the location and to the size approved by SSC. Applicant will move trash
enclosure from west side of northern parking lot to the east side of northern parking lot as
indicated by Sanitary Services.
Handicap-Accessibility: The structure, site improvements and parking areas must be incompliance
with all federal handicap-accessibility requirements.
ACRD Acceptance: All impact fees, if any, shall be paid prior to the issuance of a building permit.
If any changes must be made to the site plan to accommodate the ACRD requirements, a new site
plan shall be submitted to the City of Meridian Planning staff for approval prior to the issuance of a
building permit.
Certificate of Occupancy: All required improvements must be complete prior to obtaining a
Certificate of Occupancy. All changes in occupancy need to comply with the requirements of the
Building Department. It is unlawful to use or occupy any building or structure until the Building
Official has issued a certificate of occupancy. A certificate of occupancy or temporary certificate of
occupancy is obtained from the Building Department (208) 887-2211 after inspections are complete
and the field inspection record is returned to the Building Department.
Plan Modifications: Except for the changes mentioned above, the approved Site Plan, Landscape
Plan stamped "Approved" on February 11, 2008, and Elevations, and are not to be altered without
prior written approval of the Planning Department. No significant field changes to the site or
landscape plans are permitted; prior written approval of all changes is required.
Sarah Wheeler
Assistant City Planner
*This letter does not indicate compliance with requirements of other departments/agencies,
including, but not limited to, Ada County Highway District, Central District Health Department,
affected irrigation district(s), Meridian Sewer, Water, Building or Fire Departments, Sanitary
Services Co., etc. This letter shall expire one (1) year from the date of issuance if work has not
begun.
,..
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- -~~~ .
P.O. Box 1604, Idaho Falls, ID 83403 (208)529-3312 FAX: (208)529-5563
February 8, 2008
Re: Alternative Compliance for front setback requirement (Table 11-2B-3) and reducing the residential
buffer to 18 %Z feet.
Dear Sarah Wheeler:
The project includes constructing an office building on a vacant portion of an existing parcel. The parcel
already includes one existing office with a landscaped front setback of 10 ft. The new office building will
share the existing accesses. The alternative compliance request was originally is to reduce the required
front setback to approximately 24 ft with adjacent 17 ft depth parking stalls. However, since receiving City
approval the site plan has been reviewed by ACHD and the ACHD has requested an additional eight feet of
right-of-way dedication. The proposed new ROW will reduce the landscaped front setback to 16 ft,
however if the building is moved 1 % into the rear yard a better balance can be achieved between the
street appearance (17 % ft of landscaping) and the residential buffer requirements.
The City Development Code requires a minimum of a 25 ft landscaped front setback (plus two to reduce the
parking stall size 17 ft). The landscape area is required to have at minimum of two trees with a grass
ground cover. Our alternative compliance request is to double the number of trees to four, and add
numerous brushes (Please see the attached landscape plan). Similar brushes have been added to the
parking lot islands to continue the same landscape theme throughout the new portion of the site.
There are no existing or planned trees in the requested additional right-of-way dedication. The nearest
tree will be approximately 14 % ft north of the new R-O-W line. The landscape plan will not be altered
because the street expansion is not currently programmed.
We are requesting to reduce the 20 ft residential buffer to 18 % ft. The building is designs with only two
small windows that look out toward the residential property. The landscaping will include four trees in
this area including two trees that line up with each the windows. The trees along with the existing 6 ft
wooden fence will block direct view from inside the office onto the residential properties.
Prior to completion of the building construction the overall site will be platted into two lots. The plat will
include cross access so that the vehicular traffic will still function as a single site.
If you have any additional questions please feel free to call me at (208) 221-7602.
Thank you,
Todd Meyers
Morgan Construction
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