Rackham Retail East Building CZC, DES (A-2019-0389)Conditions Document
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2019-0389
CERTIFICATE OF ZONING COMPLIANCE
REPORT
DATE:
March 9, 2020
TO:
BVA Development LLC
FROM:
Stacy Hersh, Assistant City Planner
SUBJECT:
Rackham Retail East Building - DES, CZC (A-2019-0389)
BVABC Eagle View LLC
OWNER:
DESCRIPTION OF APPLICANT'S REQUEST
The applicant, BVA Development LLC, requests Certificate of Zoning Compliance (CZC) and
Administrative Design Review (DES) approval to construct a 10,800 square foot retail building
on 2.78 acres of land in the C-G zoning district.
The site is located at 1020 S. Eagle Road.
NOTE: This approval is for the Retail East Building and associated site work/landscaping
for this site only.
DECISION
The applicant's request for Certificate of Zoning Compliance and Administrative Design
Review 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.
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. Business hours of operation within the C-G zoning district shall be limited from 6 am to
11 pm when the property abuts a residential use or district as set forth in UDC 11-2B-
3A4. These restrictions apply to all business operations occurring outside an enclosed
structure, including, but not limited to, customer or client visits, trash compacting, and
deliveries. These restrictions do not apply to business operations occurring within an
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enclosed structure, including, but not limited to, cleaning, bookkeeping, and after hours
work by a limited number of employees.
3. All ground-level mechanical equipment must be screened to the height of the unit
as viewed from the property line; all rooftop mechanical equipment must be
screened as viewed from the farthest edge of the adjoining right-of-way.
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 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.
3. 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.
4. The site plan prepared by CTA on February 11, 2020, labeled “Construction
Documents”, is approved by the City of Meridian Planning Division as shown in Exhibit
B with the following conditions:
Per the Development Agreement Instrument #2019-088365, the roadway
improvements and the 10-foot pathway along the southern boundary shall be
completed prior to Certificate of Occupancy.
5. The landscape plan prepared by Baer Design Group, LLC on February 11, 2020, labeled
L1.0 and L1.2, are approved by the City of Meridian Planning Division as shown in
Exhibit C with the following conditions:
Per the Development Agreement Instrument #2019-088365, the landscape buffer along
the southern boundary and roadway shall be improved prior to Certificate of
Occupancy.
6. The elevations prepared by CTA on October 31, 2019, labeled A01, are approved by the
City of Meridian Planning Division as shown in Exhibit D with the following notations:
The applicant requests a design standard exception to the following Goal contained in
the Architectural Standards Manual:
Goal 1.1C “Incorporate architectural features on all sides of a building façade facing: the
primary entrance(s) of an adjacent building, public roadways, interior site amenities, and
façades that are visible from public spaces. See Architectural Elements, Building Form, and
Materials sections.” The applicant is proposing architectural elements on 4 of the 6
elevations that are viewable by the public. The two facades at the “L” of the building are
simplified in an effort to not visually distract from the pocket parks that have been designed
for the building. The park is located in what is typically a back of building dumpster area.
Instead of providing an unattractive and under-utilized area, the applicant is providing a
park with unique features and planting that bring energy to the building. Staff finds the
park adds a pedestrian scale element to the building with the design
elements/landscaping that help to visually break up the “L facades that justifies an
exemption from the Architectural Standards Manual.
Goal 2.1A “Buildings with rooflines 50-feet in length or greater must incorporate roofline
and parapet variations. Variations may include step-downs, step-backs, other modulation, or
architectural features such as cornices, ledges, or columns, and must occur in total
combination for at least 20% of the façade length. May be averaged over entire façade, but
may not exceed 75-feet without a break.” The building parapets step as the corners round
the “L” facades, the remainder of the building is left uniform in order to not visually distract
from the pocket park. Staff finds the park adds a pedestrian scale element to the
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building with the design elements/landscaping that help to visually break up the “L
facades that justifies an exemption from the Architectural Standards Manual.
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 elevations along the
street running north/south have multiple smaller canopies and the future furniture is
intended to have umbrellas that will provide shade for the pedestrians. The elevations
facing the south have a long canopy that extends nearly 8’ off the building façade providing
additional shade to the pedestrians. Staff finds the combination of these features break-
up the building façades and provide a pedestrian scale element to the building that
justifies an exemption from the Architectural Standards Manual.
Goal 4.2A “Use any combination of standards from Building Form, Architectural Elements,
or Material sections to provide pattern, color, or material variation on all wall segments.
Must not exceed 30-feet horizontally or vertically without building variation.” The
elevations of the building use a combination of canopies, plantings, and landscape features
to help break-up the facades. The materials on the building provide a variation of planes
and a pleasing visual transformation. Staff finds the variation of materials proposed on
the elevations along with the pocket park, trees, and landscaping provide a desirable
space for pedestrians that justifies an exemption from the Architectural Standards
Manual.
Goal 5.1I “Untextured concrete panels and prefabricated steel panels are prohibited as field
materials for building façades, except when used with a minimum of two other qualifying
field materials and meeting all other standard fenestration and material requirements.” The
applicant has designed the building with a mix of diverse materials (brick, stucco, various
types of metal panels, and glazing). The metal panels are made of a high-grade material not
of corrugated metal. Staff finds the variation of material creates a unique building
design creating a visual interest that justifies an exemption from the Architectural
Standards Manual.
7. The approved site plan, landscape plan and/or elevations may not be altered without
prior written approval of the City of Meridian Planning Division.
8. The applicant shall pay any applicable impact fees prior to the issuance of a building
permit.
9. 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.
10. 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.
11. If the subject property is part of a final plat that has not yet recorded, the applicant shall
be responsible for all plat improvements prior to release of Certificate of Occupancy for
the first structure within such plat.
12. 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.
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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 (Ordinance #719 (annexation); H-2018-0126; MDA
H-2019-0081, DA #2019-088365).
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.
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 24, 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.
In accord with the above provisions, the subject Certificate of Zoning Compliance is valid until
March 9, 2021.
EXHIBITS
A: Vicinity Map
B: Site Plan (dated: February 11, 2020)
C: Landscape Plan (dated: February 11, 2020)
D: Elevations (dated: October 31, 2019)
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Exhibit A: Vicinity Map
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Exhibit B: Site Plan (dated: February 11, 2020)
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Exhibit C: Landscape Plan (dated: February 11, 2020)
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Exhibit D: Elevations (dated: October 31, 2019)