Adler Site 50 - Building 1 CZC, DES A-2019-0344Conditions Document 1 Adler 50 Industrial Building – CZC, DES, ALT - A-2019-0344
CERTIFICATE OF ZONING COMPLIANCE
REPORT
DATE:
January 17, 2020
TO:
Adler Industrial LLC
FROM:
Stacy Hersh, Assistant City Planner
SUBJECT:
Adler 50 Industrial Building – CZC, DES, ALT (A-2019-0344)
Adler Industrial LLC
OWNER:
DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Adler Industrial LLC, requests Certificate of Zoning Compliance (CZC),
Administrative Design Review (DES), and Alternative Compliance (ALT) approval to construct
a new 32,710 square foot single story building on 1.478 acres of land in the I-L zoning district.
The site is located at 71 NW. 13th Place.
ALTERNATIVE COMPLIANCE REQUEST
The applicant is requesting alternative compliance to the standards set forth in UDC 11-3B-8C
(Parking Lot Landscaping) that requires one tree per 35 linear feet and scrubs, lawn, or other
vegetative ground cover. Per this standard, twenty-two trees are required.
1. Due to the tiled irrigation laterals that encompass the full width of the landscape buffers
along the northern and western boundaries of the property, Nampa & Meridian Irrigation
District (NMID) will not allow any trees to be planted within the easements. The
applicant is proposing the following:
On the west property line in lieu of the nine (9) required trees, 1 Autumn Blaze
Maple is to be planted outside both easements and twenty-eight (28) Ivory Halo
Dogwoods are to be planted in the west landscape buffer to provide screening
from the adjacent vacant lot. In addition, on the west property line north of the
existing irrigation boxes for both tiled laterals, nine (9) Moor-dense Junipers are
to be planted for screening.
On the north property line in lieu of the thirteen (13) required trees, 82 Blue Chip
Juniper are to be planted for maintaining visibility between parking areas and
truck loading facilities for safety purposes.
Due to the irrigation easements, the applicant is proposing to add twelve (12)
additional trees to the landscape buffer along Franklin Road.
After reviewing the applicant’s request, staff finds the proposal meets the intent of the Unified
Development Code. Therefore, the proposed site design is approved.
FINDINGS FOR ALTERNATIVE COMPLIANCE REQUEST TO UDC-3B-8C:
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
Strict adherence to the UDC requirement for trees to be planted in the required
Conditions Document 2 Adler 50 Industrial Building – CZC, DES, ALT - A-2019-0344
landscape buffers is not feasible due to the existence of Nampa & Meridian Irrigation
District (NMID) easements that encompass the full width of the north and west
landscape buffers; NMID explicitly forbids trees within these easements.
2. The alternative compliance provides an equal or superior means for meeting the
requirements; and
The Director finds the Applicant’s proposed alternative compliance provides an equal
means of compliance with this requirement.
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 intended use/character of the surrounding properties.
DECISION
The applicant's request for Certificate of Zoning Compliance, Administrative Design Review,
and Alternative Compliance (ALT) are 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.
A street light plan will need to be included in the building’s permit application. Street
light plan requirements are listed in section 6-7 of the City's Design Standards. A copy of
the standards can be found at . https://meridiancity.org/land/Design%20Standards%20-
%20COM%20Adopted%20Final_5-19-16%20-%20CM.pdf.
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. The applicant shall tile the eight-mile irrigation lateral as set forth in UDC 11-3A-6.
Process Conditions of Approval
1. Prior to building permit submittal, a property boundary adjustment between 71
NW 13th Place, 143 NW 13th Place, and 1480 W. Franklin Road shall be submitted
to the Planning Department in accord with UDC 11-6B-8.
2. This approval does not include the site modifications made to the property to the
north, a certificate of zoning compliance modification to CZC-14-032 shall be
submitted prior to issuance of Certificate of Occupancy .
3. Per UDC 11-5B-5B2, the Director (at the applicant's request) approved alternative
Conditions Document 3 Adler 50 Industrial Building – CZC, DES, ALT - A-2019-0344
compliance regarding the required landscape buffers on the north and west side of the
property, UDC 11-3B-8C.
4. 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.
5. 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.
6. 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.
7. The site plan prepared by Larson Architects, P.A. on January 8, 2020, labeled SP1.0 and
SP2.0, are approved by the City of Meridian Planning Division as shown in Exhibit B.
8. The landscape plan prepared by South Beck & Baird on January 13, 2020, labeled L1.0,
is approved by the City of Meridian Planning Division as shown in Exhibit C.
9. The elevations prepared by Larson Architects, P.A. on November 25, 2019, labeled
A3.0, are approved by the City of Meridian Planning Division as shown in Exhibit D
with the following notation:
The applicant requests a design standard exception to the following Goals contained
in the Architectural Standards Manual:
a) Goal 2.3A “Consistently incorporate at least two (2) architectural features into the
building design that are pedestrian scale, to include: fenestration patterns;
architectural elements such as ledges, lighting, or canopies; material or pattern
banding; or detailing (see Pedestrian Scale definition”. The applicant references
ASM 3.1A, the south elevation of the building features articulation in the form of
façade changes every 50-feet, with the exception of the center (100-feet) of the
building that is in a continuous plane. Taller storefront entries are recessed back from
the wall plane 15”. The south side of the storefront glass is also recessed 15” on the
east and west elevations. The only exception is on the north side of the building where
the truck dock facilities are located. There is no articulation on this side of the building
to accommodate the functional use and layout of the loading docks.
b) Goal 3.1A “Incorporate at least one type of the following modulations in the façade
plane, including but not limited to projections, recesses, and step backs that articulate
wall planes and break up building mass. Examples include but are not limited to
columns with trim or accent materials, change in finished material depths, building
overhangs, and inset features and materials such as false windows or fenestration with
architectural accents”. The applicant has made every effort to articulate the building
every 50-feet but due to the overall length of the building and structure, spacing made
it prudent to have a section at the interior of the building to be 100-feet long with no
articulation. This offers a much more balanced appearance to the south elevation of
the building while still providing a visual interest to interior units of the building that
are typically more difficult to lease than corner units are.
Staff finds that the building elevations create a visual interest with the
articulation/modulation to the building facade, glass storefronts varying in height
along with the canopies, and the additional landscaping planters provided around
the building. The building elevations bring a pleasing design that justifies an
exemption from the Architectural Standards Manual.
10. The approved site plan, landscape plan and/or elevations may not be altered without
prior written approval of the City of Meridian Planning Division.
11. The applicant shall pay any applicable impact fees prior to the issuance of a building
permit.
12. If any changes must be made to the site plan to accommodate ACHD requirements, the
Conditions Document 4 Adler 50 Industrial Building – CZC, DES, ALT - A-2019-0344
applicant shall submit a new site plan to the City of Meridian Planning Division for
approval prior to issuance of the building permit.
13. 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.
14. The City of Meridian requires that the owner enter into a Warranty Surety Agreement
and post a Warranty Surety in the amount of 20% of the total construction cost for all
completed public sewer and water infrastructure for a duration of two years. This surety
amount will be verified by a line item final cost invoicing provided by the owner to the
City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit
or bond, and must be in place prior to Certificate of Occupancy. Applicant must file an
application for surety, which can be found on the Community Development Department
website. Please contact Land Development Services for more information at 208-887-
2211.
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(AZ-06-048, DA #107022431; PP-06-050; FP-07-
006; H-2019-006, MDA #2019-116566).
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 February 1, 2020, 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.
Conditions Document 5 Adler 50 Industrial Building – CZC, DES, ALT - A-2019-0344
In accord with the above provisions, the subject Certificate of Zoning Compliance is valid until
January 17, 2021.
EXHIBITS
A: Vicinity Map
B: Site Plan (dated: January 08, 2020)
C: Landscape Plan (dated: January 13, 2020)
D: Elevations (dated: November 25, 2019)
Conditions Document 6 Adler 50 Industrial Building – CZC, DES, ALT - A-2019-0344
Exhibit A: Vicinity Map
Conditions Document 7 Adler 50 Industrial Building – CZC, DES, ALT - A-2019-0344
Exhibit B: Site Plan (dated: January 08, 2020)
Conditions Document 8 Adler 50 Industrial Building – CZC, DES, ALT - A-2019-0344
Exhibit C: Landscape Plan (dated: January 13, 2020)
Conditions Document 9 Adler 50 Industrial Building – CZC, DES, ALT - A-2019-0344
Exhibit D: Elevations (dated: November 25, 2019)
Conditions Document 10 Adler 50 Industrial Building – CZC, DES, ALT - A-2019-0344