Adler Site 50 - Building # 2 CZC, DES A-2020-0016Conditions Document
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Adler 50 Industrial Building – CZC, DES, ALT - A-2020-0016
CERTIFICATE OF ZONING COMPLIANCE
REPORT
DATE:
January 24, 2020
TO:
Adler Industrial LLC
FROM:
Stacy Hersh, Assistant City Planner
SUBJECT:
Adler 50 Industrial Building #2 – CZC, DES, ALT (A-2020-0016)
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 1220 W. Franklin Road.
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, thirteen trees (13) are required.
1. Due to the irrigation lateral (that encompasses the full width of the landscape buffers
along the northern boundary 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 north property line in lieu of the thirteen (13) required trees due to the
irrigation easement, native grass seeding between the top of the bank and the
truck loading facilities is to be planted for safety purposes.
Due to the irrigation easements, the applicant is proposing to add thirteen (13)
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
landscape buffers is not feasible due to the existence of Nampa & Meridian Irrigation
District (NMID) easement that encompasses the full width of the northern landscape
buffer; NMID explicitly forbids trees within these easements.
2. The alternative compliance provides an equal or superior means for meeting the
requirements; and
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Adler 50 Industrial Building – CZC, DES, ALT - A-2020-0016
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.
Process Conditions of Approval
1. Prior to building permit submittal, a property boundary adjustment between 48
NW 13th Place and 1220 W. Franklin Road shall be submitted in accord with UDC
11-6B-8 to ensure the building does not reside on any property lines.
2. Prior to Certificate of Occupancy, the applicant shall record a cross-access/ingress-
egress easement for the shared driveway with the property to the east and submit
copy of said easement to the Planning Division in accord with the provisions of
UDC 11-3A-3A2.
3. Per UDC 11-5B-5B2, the Director (at the applicant's request) approved alternative
compliance regarding the required landscape buffer on the north 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.
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Adler 50 Industrial Building – CZC, DES, ALT - A-2020-0016
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 16, 2020, labeled SP1.0
and SP1.1, are approved by the City of Meridian Planning Division as shown in Exhibit
B with the following condition:
Written approval from Republic Services approving the details and location of the
trash enclosures and access drive is required prior to issuance of a building permit.
8. The landscape plan prepared by South Beck & Baird on January 21, 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 January 16, 2020, 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 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 references ASM 2.3A, 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 3.1B “Qualifying modulation must be at least 6-inches in depth, be at least 8-
inches in width or height (whichever is narrowest), and occur in total for 20% of
overall façade elevation. For buildings with façades less than 150-feet, horizontal
modulation must occur no less than every 30-feet. For buildings with façades greater
than or equal to 150-feet, horizontal modulation must occur no less than every 50-feet.
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.
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Adler 50 Industrial Building – CZC, DES, ALT - A-2020-0016
12. 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.
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.
8. Per UDC 11-3A-12A, any outdoor mechanical equipment (including, but not
limited to, heaters and fans) shall not be located within fifty feet (50') of any
abutting Residential Districts. To reduce noise, permanently mounted mechanical
equipment shall be enclosed to the maximum extent possible.
9. Per UDC 11-3A-12B, outdoor utility meters, HVAC equipment and other service
equipment shall be incorporated into the design of the project and shall be
shielded/enclosed to the maximum extent possible.
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 8, 2020, within fifteen (15) days after the written decision is issued, and
contain the information listed in UDC 11-5A-6B.
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Adler 50 Industrial Building – CZC, DES, ALT - A-2020-0016
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
January 24, 2021.
EXHIBITS
A: Vicinity Map
B: Site Plan (dated: January 16, 2020)
C: Landscape Plan (dated: January 21, 2020)
D: Elevations (dated: January 16, 2020)
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Adler 50 Industrial Building – CZC, DES, ALT - A-2020-0016
Exhibit A: Vicinity Map
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Adler 50 Industrial Building – CZC, DES, ALT - A-2020-0016
Exhibit B: Site Plan (dated: January 16, 2020)
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Adler 50 Industrial Building – CZC, DES, ALT - A-2020-0016
Exhibit C: Landscape Plan (dated: January 21, 2020)
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Adler 50 Industrial Building – CZC, DES, ALT - A-2020-0016
Exhibit D: Elevations (dated: January 16, 2020)
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Adler 50 Industrial Building – CZC, DES, ALT - A-2020-0016