REVISED CZC 13-054~~~
C
REVISED
CERTIFICATE OF ZONING COMPLIANCE
REPORT
DATE: March 5, 2014
TO: Chad Vincent
E IDIAN~--
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FROM: Bill Parsons, Associate City Planner
SUBJECT: Steadman Industrial Building -CZC-13-154, DES-14-002 & ALT-14-003
OWNER: Russell Steadman
DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Chad Vincent, requests Certificate of Zoning Compliance (CZC), Design Review
(DES) and Alternative Compliance (ALT) approval to construct a new 4,760 square foot
industrial (office/warehouse) building on 0.76 acres of land in the I-L zoning district.
The site is located at 423 W. Broadway Avenue.
ANALYSIS OF UDC REQUIREMENTS RELATED TO SITE SPECIFIC CONDITIONS:
The applicant requests alternative compliance to UDC Table 11-2C-3 which requires a 25-foot
wide landscape buffer along the west boundary. The applicant proposes to construct a landscape
buffer that is 17 feet wide at the entrance of the site, tapers to 10-foot in width and terminates at
the entrance of the outdoor storage yard (approximately 110 feet into the site). Landscaping
adjacent to the west boundary of the storage yard is not proposed because this area will be
screened from the street by a 6-foot tall cedar fence in accord with the UDC. The applicant
contends that they will be providing an attractive streetscape to off-set the requirement for the
full buffer width. In addition, the applicant has obtained consent from the owner of the
residential home in support of the reduced buffer. To support the applicant's claim of an
attractive streetscape, the applicant shall install one additional 2-inch caliper deciduous tree to
the planter island on the north side of the parking stalls.
If this property was adjacent to another industrial use on the west boundary, the applicant would
be required to construct a 5-foot wide landscape buffer adjacent to the paved driveway. The
UDC does not require landscaping around the perimeter of the outdoor storage yard. Since the
applicant has the adjacent property owners support and the landscaping on the west boundary as
proposed would comply with the landscape regulations in the UDC if the property was not
adjacent to a residential use, staff supports the applicant's request with the requirement of one
(1) 2-inch caliper tree in the planter island.
In order to grant approval for alternative compliance, the director shall determine the
following findings:
1. Strict adherence or application of the requirements is not feasible; OR
Because of the numerous industrial uses occurring on the south side of W. Broadway
Avenue and the fact this is the only industrial property that shares the boundary with a
residential use; the Director finds strict adherence to UDC Table 11-2B-3 is not
feasible.
Conditions Document
Steadman Industrial Building -CZC, DES & ALT
2. The alternative compliance provides an equal or superior means for meeting the
requirements; and
The Director finds the applicant's alternative means for meeting the requirements of
the UDC as discussed above provides an equal means of compliance because the site
would comply with the landscape regulations if the property was not adjacent to a
residential use.
3. The alternative means will not be materially detrimental to the public welfare or
impair the intended uses and character of the surrounding properties.
The Director finds that the proposed alternative will not be detrimental to the public
welfare or impair the use/character of the surrounding properties since most of the
properties on the south side of W. Broadway Avenue are zoned industrial and the
owner of the single family residence has consented to the reduced buffer as proposed.
Further, the Director is requiring the installation of one (1) 2-inch caliper tree in the 10-
foot wide planter on the north side of the parking stalls.
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 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.
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.
2. 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.
3. Per UDC 11-SB-SB2, the Director (at the applicant's request) approved alternative
compliance to UDC Table 11-2C-3 regarding the reduced landscape buffer along west
boundary of the site. See Analysis above for more information.
Process Conditions of Approval
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. The applicant shall complete all improvements related to public life, safety, and health as
Conditions Document 2 Steadman Industrial Building - CZC, DES & ALT
set forth in UDC 11-SC-3B. A surety agreement maybe accepted for other improvements
in accord with UDC 11-SC-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 prepared by Renaissance Remodeling, dated December 26, 2013, labeled
A-2, is approved (stamped "approved" on March 5, 2014 by the City of Meridian
Planning Division) with the following changes:
a. A portion of this project lies within the Meridian Floodplain Overlay
District. Prior to any development occurring in the Overlay District a
floodplain permit application is required showing that no storage of
materials will occur along the rear property line for a distance of five feet
(5') in from the property line per MCC 10-6.
b. The outdoor storage area identified on the submitted site plan shall be
improved with a dustless material approved by the Public Works
Department in accord with UDC 11-3C-SB.1.
5. The landscape plan prepared by Renaissance Remodeling, dated December 26, 2013,
labeled A-3, is approved (stamped "approved" on March 5, 2014 by the City of Meridian
Planning Division) with the following changes:
a. Provide a detail of the proposed 6-foot cedar fencing surrounding the
outdoor storage yard with the building permit application.
b. Add one (1) 2-inch caliper tree in the 10-foot wide planter island along the
north side of the parking stalls. (see landscape plan attached as Exhibit C)
6. The elevations prepared by Renaissance Remodeling, dated February 24, 20141abeled
A-5, are approved (stamped "approved" on March 5, 2014 by the City of Meridian
Planning Division) with no changes.
7. The approved site plan, landscape plan and/or elevations may not be altered without prior
written approval of the City of Meridian Planning Division.
8. The applicant shall pay any applicable impact fees prior to the issuance of a building
permit.
9. If any changes must be made to the site plan to accommodate ACRD 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.
10. 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. The applicant shall comply with the outdoor storage accessory use standards set forth in
UDC 11-3A-14.
3. The project is subject to all current City of Meridian ordinances.
Conditions Document 3 Steadman Industrial Building - CZC, DES & ALT
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.
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 March
20, 2014, within fifteen (15) days after the written decision is issued, and contain the
information listed in UDC 11-SA-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
Certificates of Zoning Compliance issued in conjunction with a proposed use shall expire if the
use has not commenced within one year of the date of issuance of the Certificate of Zoning
Compliance.
Certificates of Zoning Compliance issued in conjunction with construction or alteration of a
structure shall expire if the construction or alteration 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
March 5, 2015.
EXHIBITS
1. Vicinity Map
2. Site Plan (dated: December 26, 2013)
3. Landscape Plan (dated: December 26, 2013)
4. Elevations (dated: February 24, 2014)
Conditions Document 4 Steadman Industrial Building -CZC, DES & ALT
A. Vicinity Map
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Conditions Document 5 Steadman Industrial Building - CZC, DES & ALT
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B. Site Plan (dated: December 26, 2013)
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D. Elevations (dated: February 24, 2014)
Conditions Document 8 Steadman Industrial Building - CZC, DES & ALT
R~NA(SSANCE
RLM(~L")FLING
14 January 2014
Thelma Martz
435 W Broadway
Meridian, Idaho 83642
Deax Thelma Martz,
Thank You for talking with me yesterday about our project and the landscape buffer. As I
mentioned, we want to make a great project for us and make it beautiful for our neighbors
as well.
The reason for this letter is to ask your permission to reduce our landscape buffer '
to better reflect our needs and the use of our new building. Currently the city of Meridian
requires a 25 foot buffer from our shared property line. We would like to reduce this to
approx. 10 feet. I have given you a colored plan of how our building will be set up and
how the landscaping, fencing, paving and sidewalks will be arranged.
think.
If you would be so kind to take a look at the design and let me know what you
If you like what we are planning and would agree to endorse this plan, please sign
this letter or write a letter stating that what we are planning is ok with you.
Thank you,
Chad Vincent
Renaissance Remodeling
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