Al Meridian Business Center Bldg. #323 CZC, DES, ALT, A-2020-0036Conditions Document
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CERTIFICATE OF ZONING COMPLIANCE
REPORT
DATE:
March 30, 2020
TO:
Jacob Miller, Adler Industrial LLC
FROM:
Stacy Hersh, Current Assistant Planner
SUBJECT:
Al Meridian Business Center Bldg. #323 – CZC, DES, ALT
(A-2020-0036)
Adler AB Owner V, LLC
OWNER:
DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Jacob Miller, requests Certificate of Zoning Compliance (CZC), Administrative
Design Review (DES), and Alternative Compliance (ALT) approval to construct a new 99,000
square foot building on 5.33 acres of land in the I-L zoning district.
The site is located at 3825 E. Lanark Street.
ALTERNATIVE COMPLIANCE REQUEST
The applicant is requesting alternative compliance to the standards set forth in UDC Table 11-
2C-3 and UDC 11-3B-7 (Landscape Buffers Along Streets) that requires a 20-foot landscape
buffer set-back off a collector street. The applicant is proposing the following:
1. Parcel #R7820150010 and #R7820120200 are to be combined into one parcel upon
submittal of a Property Boundary Adjustment for this application. Each parcel is located
within a different subdivision (Seyam Subdivision and Seyam East Subdivision) which
incorporates two separate landscape buffer set-back requirements off Lanark Street (west
property 10-feet, east property 20-feet). The applicant is proposing the following:
On the north property line adjacent to E. Lanark, the applicant is requesting that
both lots have a 10-foot landscape buffer setback. In lieu of the 20-foot required
landscape buffer off E. Lanark Street, the applicant is proposing to make up the
difference by providing a 30-foot landscape buffer adjacent to N. Truckee
Avenue (only a 10-foot landscape buffer required).
The applicant is proposing to add nineteen (19) Pyrus Calleryana flowering trees
grouped together along with shrubs and perennials in the planters next to the
building.
On the east landscape buffer along N. Truckee Ave., the applicant is proposing
to add seven (7) Cherry Plum Trees in addition to the required amount of trees.
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 TABLE 11-2C-3 AND UDC 11-
3B-7:
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
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Strict adherence to the UDC requirement for a 20-foot landscape buffer is feasible but
not desirable by the applicant.
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.
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. 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. Prior to building permit submittal, a property boundary adjustment between 3825
E. Lanark Street and 147 N. Truckee Avenue shall be submitted to the Planning
Department in accord with UDC 11-6B-8. The property boundary adjustment
shall be recorded prior to issuance of Certificate of Occupancy.
2. Per UDC 11-5B-5B2, the Director (at the applicant's request) approved alternative
compliance regarding the required 20-foot landscape buffer, UDC Table 11-2C-3 and
UDC 11-3B-7, to only require a 10-foot buffer along Lanark St., but a 30-foot wide
buffer along Truckee Ave.
3. 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.
4. 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.
5. 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.
6. The site plan prepared by Adler Industrial on November 5, 2019, labeled A-1.1, is
approved by the City of Meridian Planning Division as shown in Exhibit B.
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7. The landscape plan prepared by South Beck & Baird on March 30, 2020, labeled L1.0,
and L1.1 are approved by the City of Meridian Planning Division as shown in Exhibit C
with the following change(s):
The landscape plan does not include the required 5-foot pedestrian walkway from the
perimeter sidewalk to the building (highlighted in red) as shown on the site plan per
UDC 11-3A-19.4.
8. The elevations prepared by Adler Industrial on November 5, 2019, labeled A-3.0, A-3.1,
A-3.2, A-3.3, and colored renderings 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 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 north elevation of the
building features articulation in the form of façade changes every 50-feet along with
variations in height , with the exception of the interior of the building (100-feet) that is
in a continuous plane. The front of the building reveals modulation at the fenestration
areas but then flattens the wall plane to maximize potential interior racking layout and
industrial uses. The building includes canopies and fenestration patterns as well as
varied accent colors in a Tex-cote finish over a light textured base to enhance the
overall look that helps reduce the scale and provides a visual interest. The only
exception is on the south 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
sections at the interior of the building to be 100-feet long with no articulation. This
offers a much more balanced appearance to the north 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. The additional trees and landscaping planters next to
the building provide a nice pedestrian element. The overall building elevations
provide a pleasing design that justifies an exemption from the Architectural
Standards Manual.
9. The approved site plan, landscape plan and/or elevations may not be altered without
prior written approval of the City of Meridian Planning Division.
10. The applicant shall pay any applicable impact fees prior to the issuance of a building
permit.
11. 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.
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12. 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.
13. 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 (Ordinance #686; MI-04-007; PP-06-055; RZ-09-
005, DA #2014-068084; CPA-09-007; TE-09-0005; FP-09-008; TE-10-019; TEC-12-
001; TEC-14-003; Resolution #10-723, #110043922; Ordinance #14-1619, #2014-
068081; VAC H-2016-0123; AZ, CPAM, PP H-2017-0159, DA #2018-052342; FP H-
2018-0055).
4. The issuance of this approval 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
land scaping 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 April 14, 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.
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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 30, 2021.
EXHIBITS
A: Vicinity Map
B: Site Plan (dated: November 5, 2019)
C: Landscape Plan (dated: March 30, 2020)
D: Elevations (dated: November 5, 2019)
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Exhibit A: Vicinity Map
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Exhibit B: Site Plan (dated: November 5, 2019)
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Exhibit C: Landscape Plan (dated: March 30, 2020)
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Exhibit D: Elevations (dated: November 5, 2019)
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