Excalibur Metal Design H-2018-0139 CUPCITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2018-0139
Page 1
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND
DECISION & ORDER
In the Matter of the Request for a Conditional Use Permit to construct an approximately 10,980
square-foot light industry facility, located at 1322 E. Watertower St. in the C-G Zoning District, by
Hatch Design Architecture.
Case No(s). H-2018-0139
For the Planning & Zoning Commission Hearing Date of: February 7, 2019 (Findings on February
21, 2019)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of February 7, 2019, incorporated by
reference)
2. Process Facts (see attached Staff Report for the hearing date of February 7, 2019, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of February 7,
2019, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of February 7, 2019, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the “Local Land Use
Planning Act of 1975,” codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503).
2. The Meridian Planning & Zoning Commission takes judicial notice of its Unified Development
Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of
Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan
of the City of Meridian, which was adopted April 19, 2011, Resolution No. 11-784 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this decision, which shall be
signed by the Chairman of the Commission and City Clerk and then a copy served by the Clerk
Meridian City Council Meeting Agenda February 21, 2019 – Page 50 of 202
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2018-0139
Page 2
upon the applicant, the Planning Department, the Public Works Department and any affected
party requesting notice.
7. That this approval is subject to the conditions of approval in the attached staff report for the
hearing date of February 7, 2019, incorporated by reference. The conditions are concluded to be
reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the Planning & Zoning Commission’s authority as provided in Meridian City Code § 11-
5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
1. The applicant’s request for conditional use permit is hereby approved in accord with the
conditions of approval in the staff report for the hearing date of February 7, 2019, attached as
Exhibit A.
D. Notice of Applicable Time Limits
Notice of Two (2) Year Conditional Use Permit Duration
Please take notice that the conditional use permit, when granted, shall be valid for a maximum
period of two (2) years unless otherwise approved by the City in accord with UDC 11-5B-6F.1.
During this time, the applicant shall commence the use as permitted in accord with the
conditions of approval, satisfy the requirements set forth in the conditions of approval, and
acquire building permits and commence construction of permanent footings or structures on or
in the ground. For conditional use permits that also require platting, the final plat must be
signed by the City Engineer within this two (2) year period in accord with UDC 11-5B-6F.2.
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-5B-6.F.1, the Director may authorize a single extension of the time to commence the
use not to exceed one (1) two (2) year period. Additional time extensions up to two (2) years as
determined and approved by the Commission may be granted. With all extensions, the Director
or Commission may require the conditional use comply with the current provisions of Meridian
City Code Title 11.
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a conditional
use permit entitles the Owner to request a regulatory taking analysis. Such request must be in
writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the
final decision concerning the matter at issue. A request for a regulatory takings analysis will
toll the time period within which a Petition for Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of Meridian.
When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person
who has an interest in real property which may be adversely affected by the final action of the
governing board may within twenty-eight (28) days after the date of this decision and order
seek a judicial review as provided by Chapter 52, Title 67, Idaho Code.
F. Attached: Staff report for the hearing date of February 7, 2019
Meridian City Council Meeting Agenda February 21, 2019 – Page 51 of 202
action of the Planning & Zoning Commission at its regular meeting held on the day of
V, 2019.
COMMISSIONER JESSICA PERREAULT, CHAIRMAN VOTED
COMMISSIONER RYAN FITZGERALD, VICE CHAIRMAN VOTED
COMMISSIONER ANDREW SEAL VOTED
COMMISSIONER LISA HOLLAND VOTED _e
COMMISSIONER WILLIAM CASSINELLI VOTED
COMMISSIONER REID OLSEN VOTED
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Copy served upon the Applicant, the Planning and Development Services divisions of the Community
Development Department, the Public Works Department and the City Attorney.
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By: Dated:
City Cle • Office
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CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2018-0139
Page 3
EXHIBIT A
Page 1
HEARING
DATE:
2/7/2019
TO: Planning & Zoning Commission
FROM: Stephanie Leonard, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2018-0139
Excalibur Metal Design
LOCATION: 1322 E. Watertower St. (NE ¼ of Section
18, Township 3N., Range 1E.)
I. PROJECT DESCRIPTION
A conditional use permit is requested for an approximately 10,980 square foot, two-story, light
industrial facility on 0.83 acres of land in the C-G zoning district as required by UDC Table 11-2B-2.
The proposed light industrial facility will be used for employee offices, production and warehouse
space and a showroom for a metal design company (Excalibur Metal Design).
II. SUMMARY OF REPORT
A. Project Summary
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
Description Details Page
Acreage 0.83
Future Land Use Designation Commercial
Existing Land Use Undeveloped
Proposed Land Use(s) Light industrial (metal design facility)
Current Zoning C-G
Proposed Zoning C-G
Neighborhood meeting date; # of
attendees:
November 6, 2018; 1 attendee
History (previous approvals) AZ 00-005; MDA 10-007 (DA Inst. No. 100040596); RZ-02-
004 (rezoned C-G from R-8)
Meridian City Council Meeting Agenda February 21, 2019 – Page 53 of 202
EXHIBIT A
Page 2
B. Community Metrics
Description Details Page
Ada County Highway District
Staff report (yes/no) No
Requires ACHD
Commission Action
(yes/no)
Access (Arterial/Collectors/State
Hwy/Local)(Existing and Proposed)
1 access proposed via E. Watertower St. (collector)
1 access proposed via S. Adkins Way (local)
Traffic Level of Service
Stub Street/Interconnectivity/Cross
Access
Existing Road Network
Existing Arterial Sidewalks /
Buffers
Attached sidewalk existing along E. Watertower St. and S.
Adkins St.
Proposed Road Improvements
Distance to other key services
Wastewater
Distance to Sewer Services 0 ft.
Sewer Shed Five Mile Trunkshed
Estimated Project Sewer
ERU’s
See Application Info.
WRRF Declining Balance 13.52 MGD
Project Consistent with
WW Master Plan/Facility
Plan
Yes
Water
Distance to Water Services 0 ft.
Pressure Zone 3
Estimated Project Water
ERU’s
See application info.
Water Quality None
Project Consistent with
Water Master Plan
Yes
Impacts/Concerns Applicant to coordinate with Engineering regarding fire flow
requirements beyond 1500 gpm
Meridian City Council Meeting Agenda February 21, 2019 – Page 54 of 202
EXHIBIT A
Page 3
C. Project Area Maps
III. APPLICANT INFORMATION
A. Applicant/Representative:
Jeff Hatch, Hatch Design Architecture
6126 W. State St. Ste. 107
Boise, Idaho 83703
B. Owner:
Jeremy Adams
75 W. Taylor Ave. Ste. 200
Meridian, Idaho 83642
Future Land Use Map
Aerial Map
Zoning Map
Planned Development Map
Meridian City Council Meeting Agenda February 21, 2019 – Page 55 of 202
EXHIBIT A
Page 4
IV. NOTICING
Planning & Zoning
Posting Date
City Council
Posting Date
Newspaper Notification 1/18/2019
Radius notification mailed to
properties within 300 feet 1/15/2019
Public hearing notice sign posted 1/25/2019
Nextdoor posting 1/15/2019
V. STAFF ANALYSIS
The applicant requests a conditional use permit to operate a light industrial use (metal design facility),
in the C-G zoning district as required by UDC Table 11-2B-2. A conditional use permit is required for
a light industrial use, subject to specific use standards listed below.
The Comprehensive Plan Future Land Use Map (FLUM) designates this site as Commercial. The
purpose of areas designated as Commercial is to provide a full range of commercial and retail to serve
area residents and visitors. Uses may include retail, wholesale, service and office uses – the proposed
light industrial facility will house a fabrication process intended to provide a unique service and product
to customers. The facility is proposed to include a showroom and production areas where customers
will be able to view the fabrication process and custom order wholesale or retail products. The proposed
building will house a service bay intended to contain the majority of fabrication processes to mitigate
sound and any industrial characteristics of the intended use. Since the proposed use is not exclusively
industrial in character, incorporates various aspects that contribute to a retail and service atmosphere,
and has been designed with surrounding properties and uses in mind, staff feels the proposed CUP
would be consistent with the intent of commercially zoned properties.
The applicant is also requesting alternative compliance (ALT) to UDC 11-3B to install trees in grates
within pavers in lieu of the vegetative groundcover that is required in the 20-foot landscape buffer along
E. Watertower St. The alternative compliance request only requires approval by the Director, consistent
with Meridian City Code Title 11, Chapter 5; analysis regarding the request can be found in Section I
below.
A. Comprehensive Plan Policies (https://www.meridiancity.org/compplan):
“Require all commercial and industrial businesses to install and maintain landscaping.”
(2.01.03B)
“Require all new and reconstructed parking lots to provide landscaping in internal islands and
along streets, and to positively influence the physical and visual environment through
screening, paving materials, and other landscape techniques.” (2.01.04B)
“Provide landscaping, pedestrian friendly areas, and appropriate signage at gateways, and
new development sites throughout town as appropriate, with upscale attractive construction.”
(2.01.03J)
“Require industrial areas to create a site design compatible with surrounding uses (e.g.,
landscape, fences, etc.) and community design criteria.” (3.06.01A)
B. Specific Use Standards (UDC 11-4-3):
The proposed use is subject to the specific use standards listed in UDC 11-4-3-25, Industry, Light
and Heavy.
Meridian City Council Meeting Agenda February 21, 2019 – Page 56 of 202
EXHIBIT A
Page 5
A. All mechanical equipment emissions; shipping and/or delivery; or other outdoor activity areas
shall be located a minimum of three hundred feet (300') from any abutting residential
districts, or the use is subject to a conditional use permit. The proposed use does not abut a
residential district so this requirement is not applicable.
B. The application shall identify how the proposed use will address the impacts of noise and
other emissions on adjoining residential districts. More specifically, the following adverse
effects shall be mitigated through setbacks, buffers, sound attenuation and/or hours of
operation:
1. Noise, odor, or vibrations, or direct or reflected glare detectable by the human senses
without the aid of instruments. The service bay for the proposed light industrial use
(metal fabrication) will be housed in the northwest part of the building, located furthest
away from the patio area and closest to adjacent industrial and commercial uses.
2. Radioactivity and electric or electromagnetic disturbances that unduly interfere with the
normal operation of equipment, instruments, or appliances on abutting properties. This
standard is not applicable to the proposed use.
3. Any other emission or radiation that endangers human health, results in damages to
vegetation or property or which exceeds health and safety standards. This standard is not
applicable to the proposed use.
4. In the event that the director determines that the applicant cannot adequately address such
impacts, the use shall be subject to conditional use approval.
C. Additional standards for industry, heavy: The use shall be located a minimum of one
thousand feet (1,000') from a hospital. The proposed building is not located near a hospital
so this requirement is not applicable.
D. The application materials shall include written statement that the proposed facility meets any
applicable federal, state, or local standards regarding such use including, but not limited to,
those of the U.S. environmental protection agency, the U.S. department of agriculture,
Central district health department, the Ada County air quality board and Idaho department of
water resources. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005). The applicant has not submitted
these required materials with the subject application but shall submit information regarding
the specific use standards in the narrative for the CZC and DES application.
C. Dimensional Standards (UDC 11-2):
See UDC Table 11-2B-3 (Dimensional Standards in the Commercial Districts)
D. Access (UDC 11-3A-3, 11-3H-4):
One (1) access is proposed via E. Watertower St. (collector) and one (1) access is proposed via S.
Adkins Way (local). Per UDC 11-3A-3 staff typically recommends that properties provide a
cross-access/egress easement to abutting properties to limit the number of access points to
collector roadways (Watertower) and to allow for inner-connectivity should redevelopment occur
in the future. However, this site is proposed to include an accessory outdoor storage use which
will abut an industrial property to the north. In this case, staff does not believe cross-access is
practical and would cause the currently proposed project to change in character and design;
specifically impacting the location of the storage yard and parking for the site.
Meridian City Council Meeting Agenda February 21, 2019 – Page 57 of 202
EXHIBIT A
Page 6
E. Parking (UDC 11-3C):
Per UDC Table 11-3C-6B.1, a minimum of 22 off-street parking spaces are required to be
provided; a total of 21 spaces are proposed. One (1) additional parking space complying with the
dimensional standards listed in UDC Table 11-3C-5 shall be provided.
F. Sidewalks (UDC 11-3A-17):
Seven-foot sidewalks exist along E. Watertower St. and S. Adkins Way. The applicant is
proposing an outdoor paved patio that will continue to the existing sidewalk along both streets; a
walkway leads from the patio to the front entrance of the facility.
G. Landscaping (UDC 11-3B):
A ten-foot wide street buffer is required along S. Adkins Rd. and a twenty-foot wide street buffer
is required along E. Watertower St. as set forth in UDC Table 11-2B-3. All street buffers are
required to be landscaped in accord with the standards listed in UDC 11-3B-7C. The applicant is
proposing a fifteen-foot buffer along S. Adkins Rd. in excess of UDC standards and is submitting
an alternative compliance request for the buffer along E. Watertower St. as detailed in item I
below.
Parking lot landscaping is required to comply with the standards listed in UDC 11-3B-8C and in
accord with Comprehensive Plan action item #2.01.04B, “Require all new and reconstructed
parking lots to provide landscaping in internal islands and along streets, and to positively
influence the physical and visual environment through screening, paving materials, and other
landscape techniques.” The plan as submitted complies with these requirements.
There are no existing trees on the site being removed that require mitigation.
H. Alternative Compliance (ALT) (UDC 11-5B-5):
The applicant has applied for Alternative Compliance as set forth in UDC 11-5B-5 to landscaping
requirements (UDC 11-3B) regarding the required 20-foot landscape buffer along E. Watertower
St. (collector). UDC 11-3B-7C-3a requires that all required landscape buffers along streets be
planted with trees and shrubs, lawn, or other vegetative groundcover. The applicant proposes to
install three (3) deciduous trees within grates bounded by pavers spanning approximately 85
linear feet. The tree grates border a patio area that is intended to serve as a pedestrian and
employee gathering space (see Exhibit VII.B).
Staff feels the applicant is proposing an alternative that incorporates an architectural site design
that will promote a walkable and pedestrian oriented site and as such, meets one of the
prerequisites for alternative compliance and provides an equal or superior means for meeting the
requirements of UDC 11-3B (see Findings in Section IX). The alternative also fulfills the intent
of Comprehensive Plan action item #2.01.03J, “Provide landscaping, pedestrian friendly areas,
and appropriate signage at gateways, and new development sites throughout town as appropriate,
with upscale attractive construction.”
Staff is generally supportive of the alternative compliance request, however is recommending the
applicant provide further information regarding the walkable and pedestrian oriented details to
demonstrate the fulfillment of alternative compliance. Staff is recommending the applicant
embellish on the following with the CZC and DES application:
Meridian City Council Meeting Agenda February 21, 2019 – Page 58 of 202
EXHIBIT A
Page 7
a. The proposed site and landscape plan depicts a patio area but does not include
information about potential seating options, pedestrian scale elements, or the type of
pavers used. Staff recommends the applicant provide a detail of the patio, including
an area for customers and/or employees to utilize the space with the CZC and DES
application submittal.
b. The applicant’s narrative and site and landscape plan depict the area in which the
trees with grates will be located but does not provide information about the style or
appearance of grate proposed, or the appearance of pavers and whether those pavers
continue into the proposed patio area. Staff recommends the applicant provide more
information and a detail of the buffer area with a rendering of pavers and tree grates
with the CZC and DES application submittal.
I. Outdoor Storage as an Accessory Use (UDC 11-3A-14)
Outdoor storage of material, equipment, inventory, and/or supplies shall be incorporated into the
overall design of the proposed building and site landscaping to minimize the visual impacts of the
use. Outdoor storage shall be fully contained and screened from view of adjacent properties
and/or public streets by a solid fence and/or wall with a minimum height of six feet (6’). The
applicant is proposing to use the northern part of the site as secured accessory outdoor storage,
but has not specified what type of fencing will be used for the secured gate or for screening to
adjacent properties. The existing fencing at the northern boundary appears to be chainlink and
does not qualify as a screening material. There does not appear to be fencing along the west
boundary of the site, which will need to be screened if used as an accessory outdoor storage area.
A detail of required proposed solid fencing along the north and west boundary of the site shall be
submitted with the CZC and DES application.
J. Fencing (UDC 11-3A-6, 11-3A-7, 11-3A-14)
Fencing proposed along the perimeter of the site shall comply with the standards listed in UDC
11-3A-7 and UDC 11-3A-14. In accord with UDC 11-3A-14, proposed fencing and/or wall shall
be constructed of complementary or of similar design and materials of the primary structure. A
detail of proposed fencing shall be submitted with the CZC and DES application.
K. Certificate of Zoning Compliance and Design Review
A Certificate of Zoning Compliance and Design Review application is required to be submitted
and approved prior to submittal of a building permit application. The proposed plans submitted
with these applications should comply with UDC standards and the design standards in the
Architectural Standards Manual for commercial districts.
L. Building Elevations (UDC 11-3A-19 | Architectural Standards Manual):
The applicant has submitted conceptual elevations of the proposed building included in Exhibit
VII.C. Building materials consist of metal siding, sheet metal, a perforated metal accent screen,
and a steel entry and awning. The Architectural Standards Manual (ASM) for commercial
districts requires that building design incorporate complementary material combinations,
including: the use of at least two (2) distinct field materials, colors, or material-color
combinations on the building façade; incorporation of an accent material on the first story; and
distinguishing field materials from accent materials. The submitted conceptual elevations depict
one field material (metal) in varying applications. Staff recommends the applicant revise the
building elevations to comply with the design standards in UDC 11-3A-19 and the ASM. The
elevations submitted with the application (Exhibit VII.C) are not approved with the subject
application.
Meridian City Council Meeting Agenda February 21, 2019 – Page 59 of 202
EXHIBIT A
Page 8
M. Trash Enclosure
A trash enclosure is depicted on the site plan in the northern part of the parking lot and is
proposed to be located within the secured parking portion of the site. A detail of the sides of the
enclosure should be submitted with the Certificate of Zoning Compliance application.
The applicant shall coordinate with Republic Services on the design and location of the trash
enclosure and shall develop an access plan for the enclosure.
VI. DECISION
A. Staff:
Staff finds the proposed project complies with the applicable policies of the Comprehensive Plan
and is conditioned to comply with the applicable development standards in the UDC. Based on
the aforementioned analysis, staff recommends approval of the subject CUP application.
B. Commission:
The Meridian Planning and Zoning Commission heard this item on February 7, 2019. At the
public hearing, the Commission moved to approve the subject CUP request.
a. Summary of Commission Public Hearing:
i. In favor: Jeff Hatch, Hatch Design Architecture, Applicant’s Representative; Matt
Schneider; Jeremy Adams, Owner; Sally Reynolds
ii. In opposition: None
iii. Commenting: Jeff Hatch, Hatch Design Architecture, Applicant’s Representative; Matt
Schneider; Jeremy Adams, Owner; Sally Reynolds
iv. Written testimony: None
v. Staff presenting application: Stephanie Leonard
vi. Other staff commenting on application: Bill Parsons
b. Key Issues of Public Testimony:
i. None
c. Key Issues of Discussion by Commission:
i. Secured parking access, materials and refuse stored outside
ii. Noise to abutting properties, hours of operation
iii. Design of building and materials used for exterior elevations
iv. Educational outreach for class visits or instruction
d. Key Commission Changes to Staff Recommendation:
i. Commission replaced condition VIII.1.g with a condition requiring applicant to
coordinate a Design Standard Exception for building elevation materials with staff.
Meridian City Council Meeting Agenda February 21, 2019 – Page 60 of 202
EXHIBIT A
Page 9
VII. EXHIBITS
A. Site Plan (date: December 2018)
Meridian City Council Meeting Agenda February 21, 2019 – Page 61 of 202
EXHIBIT A
Page 10
B. Landscape Plan (date: December 2018)
Meridian City Council Meeting Agenda February 21, 2019 – Page 62 of 202
EXHIBIT A
Page 11
C. Building Elevations (date: December 2018) - NOT APPROVED
Meridian City Council Meeting Agenda February 21, 2019 – Page 63 of 202
EXHIBIT A
Page 12
VIII. CITY/AGENCY COMMENTS & CONDITIONS
1. PLANNING DIVISION
a. The applicant shall comply with all conditions of previous approvals (AZ-00-005,
100040596; MDA-10-007; RZ-02-004).
b. The applicant shall comply with the Specific Use Standards listed in UDC 11-4-3-25,
Industry, Light and Heavy.
c. The applicant shall comply with the Outdoor Storage as an Accessory Use standards in
UDC 11-3A-14.
d. The site plan, included in Exhibit VII.A, dated December 2018 shall be revised as
follows:
i. One (1) parking space shall be added to the site plan to comply with standards in
UDC Table 11-3C-6B.1
e. The landscape plan included in Exhibit VII.B, dated December 2018, shall be revised as
follows:
i. The applicant shall provide details of the proposed tree grates and patio area with
submittal of CZC and DES application.
ii. A detail of the sides of the trash enclosure shall be submitted with the Certificate
of Zoning Compliance application.
iii. A detail of any fencing and secure gate proposed shall be submitted with the CZC
and DES application.
iv. One (1) parking space shall be added to the site plan to comply with standards in
UDC Table 11-3C-6B.1.
f. Development of this site shall substantially comply with the site plan and landscape plan
included in Exhibit VII and the conditions of approval in this report.
g. The applicant shall revise the building elevations to incorporate at least two (2) field
materials from the basic categories specified in the ASM for commercial districts
(wood, masonry, concrete, metal, stucco and glazing). Coordinate with staff on a
Design Standard Exemption for building elevation materials. The request shall be
made in writing and submitted with the CZC and DES application. The request
shall specify the standard(s) proposed to be exempt; the reason the exemption is
requested; and how the alternative means for compliance meet the intent and goals
of the requested standard exemption, or how the alterative proposed to maintain a
similar level of effort by exceeding other site and building standards.
h. The applicant is required to submit a Certificate of Zoning Compliance (CZC) and
Administrative Design Review (DES) application to the Planning Division for approval
of the proposed use and final site layout and building designs prior to submittal of a
building permit application.
i. The applicant shall submit information regarding the specific use standards in UDC
11-4-3-25 in the narrative for the CZC and DES application.
j. The proposed site layout and structures are required to comply with the design standards
listed in UDC 11-3A-19 and the guidelines contained in the Architectural Standards
Manual (ASM) for commercial districts.
Meridian City Council Meeting Agenda February 21, 2019 – Page 64 of 202
EXHIBIT A
Page 13
k. Staff’s failure to cite specific ordinance provisions or terms of the approved conditional
use does not relieve the applicant of responsibility for compliance.
l. The applicant shall have a maximum of two (2) years to commence the light industrial
use as permitted in accord with the conditions of approval listed above. If the use has not
begun within two (2) years of approval, a new conditional use permit must be obtained
prior to operation or a time extension must be requested in accord with UDC 11-5B-6F.
m. 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.
n. The applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-11.
o. All signage for the property is subject to the standards set forth in UDC 11-3D.
2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval
2.1.1 Sanitary sewer and water mains/services are currently available on the subject site. The
applicant shall be responsible for the abandonment, per Meridian City standards, of any
existing mainlines or services that are not utilized.
2.1.2 At least 1,500 gpm of domestic water supply is available at 20 psi at the water main.
Applicant to coordinate with Public Works Engineering if a higher flow is required.
2.2 General Conditions of Approval
2.2.1 All improvements related to public life, safety and health shall be completed prior to
occupancy of the structures.
2.2.2 Applicant shall be required to pay Public Works development plan review, and
construction inspection fees, as determined during the plan review process, prior to the
issuance of a plan approval letter.
2.2.3 It shall be the responsibility of the applicant to ensure that all development features
comply with the Americans with Disabilities Act and the Fair Housing Act.
2.2.4 Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
2.2.5 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.2.6 Compaction test results shall be submitted to the Meridian Building Department for all
building pads receiving engineered backfill, where footing would sit atop fill material.
2.2.7 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation
district or ACHD. The design engineer shall provide certification that the facilities have
been installed in accordance with the approved design plans. This certification will be
required before a certificate of occupancy is issued for any structures within the project.
3. NAMPA MERIDIAN IRRIGATION DISTRICT (NMID)
http://weblink.meridiancity.org/weblink8/0/doc/160521/Page1.aspx
4. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ)
http://weblink.meridiancity.org/weblink8/0/doc/160483/Page1.aspx
Meridian City Council Meeting Agenda February 21, 2019 – Page 65 of 202
EXHIBIT A
Page 14
IX. FINDINGS
CONDITIONAL USE PERMIT:
The Commission shall base its determination on the conditional use permit request on the
following:
a. That the site is large enough to accommodate the proposed use and meet all the
dimensional and development regulations in the district in which the use is located.
Staff finds that the site is large enough to accommodate the proposed use and meet the
dimensional and development regulations of the C-G zoning district and the specific use
standards listed in UDC 11-4-3-25, Industry, Light and Heavy.
b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and
in accord with the requirements of this Title.
Staff finds that the proposed use is consistent and harmonious with the UDC and
Comprehensive Plan Future Land Use Map designation of Commercial for this site.
c. That the design, construction, operation and maintenance will be compatible with other
uses in the general neighborhood and with the existing or intended character of the
general vicinity and that such use will not adversely change the essential character of
the same area.
Staff finds that the general construction, operation and maintenance of the light industrial
facility institution should be compatible with the surrounding commercial uses in the vicinity.
Staff feels that the applicant should provide revised elevations complying with the
commercial standards in the Architectural Standards Manual to ensure the design of the
building is cohesive with other uses in the general vicinity. Staff finds that the proposed
project will be compatible with the existing and intended character of the area and will not
adversely change the character thereof.
d. That the proposed use, if it complies with all conditions of the approval imposed, will
not adversely affect other property in the vicinity.
Staff finds that the proposed development should not adversely affect other property in the
vicinity. If approved, conditions of approval are included in Exhibit VIII of this staff report to
ensure the proposed use will not adversely affect other properties in the vicinity.
e. That the proposed use will be served adequately by essential public facilities and
services such as highways, streets, schools, parks, police and fire protection, drainage
structures, refuse disposal, water, and sewer.
Staff finds that sanitary sewer, domestic water, refuse disposal, and irrigation were provided to
this property with development of the subdivision; services will be extended to the proposed
building by the developer. Staff finds that the proposed use will be served adequately by all of
the public facilities and services listed above.
f. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
If approved, the applicant will be financing any improvements required for development.
Staff finds there will not be excessive additional requirements at public cost and that the
proposed use will not be detrimental to the community’s economic welfare.
Meridian City Council Meeting Agenda February 21, 2019 – Page 66 of 202
EXHIBIT A
Page 15
g. That the proposed use will not involve activities or processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
Staff finds that the proposed development should not involve activities that will create
nuisances that would be detrimental to the general welfare of the surrounding area.
h. That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
Staff finds that the proposed use will not result in the destruction, loss or damage of any
natural, scenic or historic feature of major importance in this area.
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 strict adherence or application of the requirements is feasible; however,
the applicant desires to install a plaza and grated trees to provide a pedestrian oriented
atmosphere.
2. The alternative compliance provides an equal or superior means for meeting the
requirements; and
The Director finds the alternative compliance provides an equal means for meeting the City’s
structure and site design standards and the landscape standards for the following reasons:
1) The grated trees will allow for an attractive and pedestrian oriented alternative to the
typically required vegetative buffer. Customers, employees and pedestrians will be
able to enter the site through various access points where they can utilize the outdoor
patio area before or after entering the facility.
2) The applicant has proposed to include a patio area for customers and employees,
which will provide useable outdoor space in lieu of a vegetative landscape buffer.
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.
Meridian City Council Meeting Agenda February 21, 2019 – Page 67 of 202