A-2017-0007 CZC DES GemstoneConditions Document
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Gemstone Building - CZC, DES - A-2017-0007
CERTIFICATE OF ZONING COMPLIANCE
REPORT
DATE:
February 16, 2017
TO:
Ryan Drew, Larson Architects
FROM:
Erika Akin, Assistant City Planner
SUBJECT:
Gemstone Building - CZC, DES (A-2017-0007)
Sundance Investments LP
OWNER:
DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Ryan Drew, requests Certificate of Zoning Compliance (CZC) and Design
Review (DES) approval for new construction of a 35,856 square foot building on two currently
vacant parcels in the Silverstone Business Campus. The applicant will submit a property
boundary adjustment to remove the lot line between the parcels. A tenant for the west portion of
the building is identified as Gemtech. The use of the site for manufacturing, machining, and
warehouse storage was approved through Planned Development CUP-03-044. The site is 3.23
acres in the C-G zoning district.
The site is located at 3750 E. Pewter Falls Street.
DECISION
The applicant's request for Certificate of Zoning Compliance and Design Review 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.
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. Prior to issuance of building permit, a cross access agreement shall be recorded and
provided to the City for the shared entrance on the northwest corner of the property.
2. A portion of this project lies within the Meridian Floodplain Overlay District.
Prior to any development occurring in the Overlay District, a floodplain
development permit application, including hydraulic and hydrologic analysis, is
required to be completed and submitted to the City and approved by the
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Floodplain Administrator per MCC 10-6.
3. Outdoor utility meters, HVAC equipment, trash dumpsters, trash compaction and other
service functions shall be incorporated into the overall design of buildings and
landscaping so that the visual and acoustic impacts of these functions are fully contained
and out of view from adjacent properties and public streets. Safe access and adequate
lighting should be provided in these areas.
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 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.
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 Larson Architects on February 14, 2017, labeled SP-1 is
approved by the City of Meridian Planning Division as shown in Exhibit B.
6. The landscape plan prepared by South Landscape Architecture on January 12, 2017,
labeled L-1 is approved by the City of Meridian Planning Division as shown in Exhibit
C with the following condition. The eastern entrance to the site was modified per
ACHD, the landscape plan does not reflect this change. Equivalent treatment to the
approved landscape plan of the planter island adjacent to the access will be checked at
building permit.
7. The elevations prepared by Larson Architects on January 27, 2017, labeled A-2 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.
12. Prior to issuance of building permit, the applicant shall record a cross-access/ingress-
egress easement to adjoining propert y at 1880 S. Cobalt Point Way and submit copy of
said easement to the Planning Division in accord with the provisions of UDC 11-3A-
3A2.
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
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Gemstone Building - CZC, DES - A-2017-0007
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 (CUP-03-044).
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 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 proposed use as set forth in UDC 11-4-3.
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 3, 2017, 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
February 16, 2018.
EXHIBITS
A: Vicinity Map
B: Site Plan (dated: February 14, 2017)
C: Landscape Plan (dated: January 12, 2017)
D: Elevations (dated: January 27, 2017)
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Exhibit A: Vicinity Map
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Gemstone Building - CZC, DES - A-2017-0007
Exhibit B: Site Plan (dated: February 14, 2017)
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Gemstone Building - CZC, DES - A-2017-0007
Exhibit C: Landscape Plan (dated: January 12, 2017)
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Gemstone Building - CZC, DES - A-2017-0007
Exhibit D: Elevations (dated: January 27, 2017)