Well #32 Pumping Facility CZC DES ALT A-2017-0239Conditions Document
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Well #32 Pump Facility - CZC, DES - A-2017-0239
CERTIFICATE OF ZONING COMPLIANCE
REPORT
DATE:
November 16, 2017
TO:
Brent Blake, City of Meridian
FROM:
Josh Beach, Associate City Planner
SUBJECT:
Well #32 Pump Facility - CZC, DES (A-2017-0239)
Lee Centers
OWNER:
DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Brent Blake, requests Certificate of Zoning Compliance (CZC), Alternative
Compliance (ALT) and Design Review (DES) approval to construct a 800 square foot building
on a portion of a 52.45 acre lot in the R-40 zoning district. The building will house the pumping
facility for the City of Meridian's Well 32. The project includes design standards for the building
and fencing and a request to allow the landscaping to be completed by the developer with a
subsequent phase of the subdivision as indicated on the submitted site plan. The applicant is also
requesting alternative compliance for fencing in order to install eight foot fencing around the
facility in order to ensure that the water source is secure from unauthorized entry. Prior to
occupancy of this structure, the applicant will need to obtain written consent from the
developer agreeing to the improvements with the future phase of the Graycliff Subdivision.
The site is located at 701 W. Harris Street.
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 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 Conditions of Approval
1. Prior to issuance of Certificate of Occupancy, the applicant shall provide an agreement
for the required landscape buffer and street improvements to be completed by the
developer of the subdivision.
Process Conditions of Approval
1. Per UDC 11-5B-5B2, the Director (at the applicant's request) approved alternative
compliance regarding the fencing.
2. 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.
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.
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Well #32 Pump Facility - CZC, DES - A-2017-0239
4. The site plan prepared by Keller Associates on September 28, 2017, labeled C-201, is
approved by the City of Meridian Planning Division as shown in Exhibit B.
5. The elevations prepared by Keller Associates on September 29, 2017, labeled A-201
and A-202, are approved by the City of Meridian Planning Division as shown in Exhibit
C.
6. The approved site plan, landscape plan and/or elevations may not be altered without
prior written approval of the City of Meridian Planning Division.
7. The applicant shall pay any applicable impact fees prior to the issuance of a building
permit.
8. 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.
9. 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 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.
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.
ALTERNATIVE COMPLIANCE REQUEST
The applicant has submitted a request for alternative compliance in accord with Table 11-5B-5.
UDC Table 11-5B-5 allows an application for alternative compliance for fencing requirements
found in UDC 11-3A-7.
1. The applicant is seeking to install an 8-foot tall fence to ensure the health and safety
of public drinking water is not compromised by unauthorized personnel entering the
site. (the maximum height allowance in the R-40 zone is 6 feet).
After reviewing the applicant’s request, staff finds the proposal to install a new
wrought iron fence at the edge of the pump house facility, along with the proposed
height of 8 feet, meets the intent of the Unified Development Code and contributes to
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Well #32 Pump Facility - CZC, DES - A-2017-0239
a cohesive and attractive design of the development. Therefore, the proposed fence
location and height are approved. Staff also finds that the installation of landscaping
improvements may be more appropriate for the developer to complete with final plat.
Therefore, deferred landscaping improvements and sidewalks are approved. The
developer of the subdivision will need to provide written assurance to the City of their
responsibility for the landscape buffer installation of 35 feet in width along
McDermott and 20 feet in width along future local road to the north of the site prior to
C of O for this project.
ALTERNATIVE COMPLIANCE FINDINGS:
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
The Director finds that because of the nature of the existing and continued use of the
site as a City well house with accessory equipment, a 6-foot tall fence will not provide
the security necessary for such a facility; therefore strict adherence is not feasible.
2. The alternative compliance provides an equal or superior means for meeting the
requirements; and
The Director finds the proposed fence contributes to the overall design of the
development and will match the existing fence and the proposed fence provides
security while not create a vision blocking “wall” around the site or within the vision
triangle, thereby providing an equal means to meeting the requirements of the UDC.
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.
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 1, 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.
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Well #32 Pump Facility - CZC, DES - A-2017-0239
In accord with the above provisions, the subject Certificate of Zoning Compliance is valid until
November 16, 2017.
EXHIBITS
A: Vicinity Map
B: Site Plan (dated: September 28, 2017)
C: Elevations (dated: September 29, 2017)
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Well #32 Pump Facility - CZC, DES - A-2017-0239
Exhibit A: Vicinity Map
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Well #32 Pump Facility - CZC, DES - A-2017-0239
Exhibit B: Site Plan (dated: September 28, 2017)
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Well #32 Pump Facility - CZC, DES - A-2017-0239
Exhibit C: Elevations (dated: September 29, 2017)