Plumbers Union Storage Building CZC DES A-2020-0212
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DATE: 12/22/2020
TO: Mark Wagner
FROM: Cam Scott, Assistant Planner
208-884-5533
SUBJECT: A-2020-0212
Plumbers Union Storage Building
LOCATION: 575 N Ralstin St.
I. PROJECT DESCRIPTION
The applicant, Mark Wagner, requests Certificate of Zoning Compliance (CZC) and Administrative
Design Review (DES) approval to construct a new single-story 2,250 square foot storage building on
0.99 acres of land in the I-L zoning district.
II. DECISION
The applicant's request for Certificate of Zoning Compliance and Administrative Design Review is
approved with the conditions listed in this report and the design exceptions below.
The applicant requests a design standard exception to the following standards contained in the
Architectural Standards Manual:
➢ 1.3A: Integrate at least one material change, color variation, or horizontal reveal for every
12-vertical feet of building façade; vertical spacing may be averaged over façade. The
applicant is incorporating two color changes on the north and south facades.
Additionally, the metal roofing is a different color to provide some variation on the east
and west facades. Further, the proposed storage building will be located to the rear of
the site between two existing buildings with similar siding materials. Therefore, Staff
finds the proposed design element meets the intent of the design standard and should
blend with the surrounding industrial properties.
➢ 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 is proposing two architectural features that are pedestrian
scale: the installation of light fixtures on the south and east façades and clear light
panels on the west and east facades. Staff finds the solar lighting and the clear light
panels provides the appropriate design elements on the proposed storage building.
➢ 3.2A: For at least 30% of applicable façades use any combination of concrete, masonry,
stone, or unique variation of color, texture, or material, at least 10-inches in height, around
the base of the building. May alternatively incorporate other architectural features such as
CERTIFICATE OF ZONING
COMPLIANCE REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
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ledges, façade reveals, ground level fenestration, raised planters, or landscaping elements
within 3-feet of finished grade. The proposed storage building is replacing much of the
existing gravel storage yard. Staff is supportive of incorporating a storage building to
reduce the outdoor storage on the site. Currently, UDC standards do not allow
chainlink with slats to serve as an adequate screening material for outdoor storage.
Further, the storage yard should be designed to complement the overall development.
Staff is of the opinion the proposed storage building brings the site closer to compliance
with the outdoor storage standards in UDC 11-3A-14. Additionally, the building has
been designed to complement the existing development.
Many of these design elements are applicable when a building is oriented towards a
public street. As noted the use of the building is for storage and the proposed building is
approximately 115 feet from the south property line and 185 feet from east the property
line. The existing mature landscaping in the area also helps minimize the visibility of
the building from the street. Staff finds this standard is not applicable.
➢ 3.3A: Use horizontal and/or vertical divisions in wall planes, such as ledges, awnings,
recesses, stringcourse, molding, joint lines, or other material types, to frame and accent 30%
or more of total fenestration. The building as designed does not include the required
fenestration to incorporate any of these design elements. To ensure a fenestration
element is provided the applicant is proposing to add clear panels on the west and east
facades to accent the building. Staff finds this design element meets the intent of the
design standard.
➢ 3.3D: Average 30% fenestration for applicable first floor façade, unless specified elsewhere.
May also meet fenestration alternative (see 3.3E). Big box and buildings in industrial
districts may limit applicable façade area to 30-feet around public entries. Staff finds that
because the subject property is located in an industrial district and the only applicable
façade (east) does not feature a public entry as the intended use of this building is for
storage. This standard is not applicable.
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 Specific 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 Tamarack Grove Engineering on November 12, 2020, labeled G003, is
approved by the City of Meridian Planning Division as shown in Exhibit B.
5. The landscape plan prepared by BRS Architects in November 1997 is approved by the City of
Meridian Planning Division as shown in Exhibit C.
6. The elevations prepared by Tamarack Grove Engineering on November 12, 2020, labeled A201,
are approved by the City of Meridian Planning Division as shown in Exhibit D.
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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.
General 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 project is subject to all current City of Meridian ordinances and previous conditions of
approval associated with this site (Certificate of Zoning Compliance – CZC-98-007; Conditional
Use Permit by Plumbers and Pipefitters Local Union #296 (1998); Final Plat for Railside Park
Subdivision (1996); Preliminary Plat for Railside Subdivision (1996); Variance for Railside
Subdivision (1996)).
3. The issuance of this CZC does not release the applicant from any previous requirements of the
other permits issued for the site.
4. 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.
5. The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11.
6. 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.
III. 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 January 11, 2021,
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.
IV. 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
December 21, 2021.
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V. EXHIBITS
A. Site Plan (date: 11/12/2020)
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B. Landscape Plan (date: 11/1997)
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C. Building Elevations (date: 11/12/2020)