Ustick Marketplace CZC Phase II A-2020-0146
Conditions Document 1
Ustick Marketplace Storage Phase 2- CZC - A-2020-0146
CERTIFICATE OF ZONING COMPLIANCE
REPORT
DATE:
August 4, 2020
TO:
Rick Stewart, Babcock Design
FROM:
Alan Tiefenbach, Associate City Planner
SUBJECT:
Ustick Marketplace Storage Phase 2
CZC A-2020-0146
Elevate Investments, LLC
OWNER:
DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Rick Stewart of Babcock Design, requests Certificate of Zoning Compliance
(CZC) approval to construct 116 additional self-storage units in 3 buildings on 1 acre of land in
the C-G zoning district. The site already contains 341 units in 10 buildings.
The site is located at 3535 N. Records Avenue.
DECISION
The applicant's request for Certificate of Zoning Compliance is 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.
DESIGN STANDARD EXCEPTIONS
The Applicant seeks Design Standard Exceptions from the following requirements of the
Architectural Standards Manual:
1. 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.
2. 3.4A - For flat roofs, incorporate primary and secondary roof elements including but not
limited to: multiple material types along parapets, multiple parapet elevations with at least
1- foot change in elevation, or modulation of at least 2-feet in the parapet, such as along
entryway overhangs. Qualifying elements must exist for at least 20% the length of
applicable façades. May also incorporate secondary roof types, such as hip roofs along
overhangs.
Conditions Document 2
Ustick Marketplace Storage Phase 2- CZC - A-2020-0146
3. 4.1A - Provide at least three detailing elements that transition façade material changes or
integrate pedestrian scale elements, such as doorways, windows, or material banding, at the
base of the building. Examples include but are not limited to: cornice work around primary
entries, decorative caps on brick or stone banding, architectural canopies over entries, or
decorative lintels above the first floor windows.
4. 5.1E - Unfinished or colored ordinary smooth face block, untextured concrete panels, and
prefabricated steel panels are prohibited as a finish material for building façades, except an
accent or secondary field material.
In order to grant approval for a design standard exception request, the Director will
consider the following:
1. The standard(s) that are proposed to be exempt, including the actual text;
2. The reason the exception is requested; and
3. How the alternative means for compliance meets the intent and goals of the requested
standard exemption, or how the alternative proposes to maintain a similar level of effort by
exceeding other site and building standards.
Staff Analysis: The applicant has specifically listed all the standards proposed to be exempt,
and the reason the exceptions are requested.
In regard to roofs, the applicant’s response was that step backs at specific intervals
provide variation in building façades, entryway overhangs were taken into account with
Phase I, and the three proposed building roofs match the roofs of the existing buildings.
In regard to architectural detailing, the applicant has responded that the project uses a
combination of cultured stone, fiber cement panel and metal panels as well as lush
landscaping around the perimeter of the project to provide interesting building form. Also,
the exterior façade is consistent with the architecture that was approved for the Phase I
portion of the project.
In regard to prefabricated steel panels not being allowed as a finish material on building
facades, the applicant notes that metal panels were one of the exterior finish materials used
and approved on Phase I. The use of the material is to maintain the consistency throughout
the project. Also, metal panel is one of three different materials used in this project and
would be regarded as a secondary or tertiary field material.
A conditional use was recently approved for this project (H-2020-0051). The architectural
elevations proposed with this CZC are identical to what were reviewed by staff and
presented to the Planning Commission with the conditional use. Although the elevations do
not meet all the requirements of the ACM, landscape buffers were installed with Phase I.
The landscape buffer along N. Records Ave. (east) contains dense landscaping of trees and
shrubs that very effectively screens the exterior walls of the development and provides an
aesthetically appealing result. However, the landscape buffer installed along W.
Conditions Document 3
Ustick Marketplace Storage Phase 2- CZC - A-2020-0146
Baldcypress St. (north) contains only trees and the existing ground cover. Although it meets
the minimum requirements, it does not as effectively screen the facility along the northern
perimeter. Consequently, staff supported the elevations submitted with the conditional use
with a condition of approval that “the landscape buffer along W. Baldcypress Way shall be
revised to reflect a density and materials of trees, shrubs and groundcover consistent with
the existing landscape buffer along N. Records Avenue as is approved for CZC A-2018-
0156.”
The applicant has submitted a landscape plan with this present CZC which reflects Sea
Green Junipers, Summer Wine Ninebark and Merlot Flower Carpet Rose. These are the
same shrub species installed along N. Records Ave. and are a comparable density. (The
landscape buffers are only 10’ versus the 20’ wide required for collector roads because a
note on the Smitchger Plat allows this reduction.)
The Director finds that the proposed exceptions will not be detrimental to the public welfare
or impair the intended use/character of the surrounding properties. The architectural design
as proposed meets the intent of the Architectural Standards Manual. Staff does not see the
utility in requiring additional pedestrian detailing or requiring additional treatment on the
rooflines as what is proposed matches what is already constructed and the existing buildings
are higher quality. As agreed upon with the conditional use, the applicant has provided
elevations which are identical to what were presented and has met the requirement to
provide additional landscaping.
Site Specific Conditions of Approval
1. The architecture and design shall be consistent in terms of quality and features as is
shown on the elevations included with this report. Modifications to these elevations
shall be reviewed and approved with the building permit submittal.
2. 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.
3. The site, landscape plans and elevations included in Exhibits A, B, C & D are approved
by the City of Meridian Planning Division.
Standard Conditions of Approval
1. Per Section A of the City of Meridian Architectural Standards Manual, the Director (at
the applicant's request) has approved Design Exceptions to 2.1A, 3.4A, 4.1A and 5.1E
of the Manual.
2. 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.
3. 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.
Conditions Document 4
Ustick Marketplace Storage Phase 2- CZC - A-2020-0146
4. 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.
5. The approved site plan, landscape plan and/or elevations may not be altered without
prior written approval of the City of Meridian Planning Division.
6. The applicant shall pay any applicable impact fees prior to the issuance of a building
permit.
7. 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.
8. 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.
9. 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.
12. The project is subject to all current City of Meridian ordinances and previous conditions
of approval associated with this site (H-2020-0051 (CU/DES), A-2019-0287 (PBA), A-
2018-0156 (CZC), DA #104107404 and #107126901).
13. The issuance of this CZC does not release the applicant from any previous requirements
of the other permits issued for the site.
14. 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.
15. The applicant has a continuing obligation to comply with the outdoor lighting
provisions as set forth in UDC 11-3A-11.
16. 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.
17. The applicant and/or assigns shall have the continuing obligation to meet the specific
use standards for the proposed use as set forth in UDC 11-4-3-34 for a self-service
storage facility.
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 August 19, 2020, within fifteen (15) days after the written decision is issued, and contain
the information listed in UDC 11-5A-6B.
Conditions Document 5
Ustick Marketplace Storage Phase 2- CZC - A-2020-0146
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
August 5, 2021.
EXHIBITS
A: Vicinity Map
B: Site Plan (dated: May 28, 2020)
C: Landscape Plan (5/28/2020)
D: Elevations (dated: 4/22/2020)
Conditions Document 6
Ustick Marketplace Storage Phase 2- CZC - A-2020-0146
Exhibit A: Vicinity Map (dated: 3/18/2020)
Conditions Document 7
Ustick Marketplace Storage Phase 2- CZC - A-2020-0146
Exhibit B: Site Plan (dated: 5/28/2020)
Conditions Document 8
Ustick Marketplace Storage Phase 2- CZC - A-2020-0146
Exhibit C: Landscape Plan (dated: 7/8/2020)
Conditions Document 9
Ustick Marketplace Storage Phase 2- CZC - A-2020-0146
Exhibit D. Elevations (dated April, 22, 2020)