Ralstin Flex Space CZC, DES A-2020-0216
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DATE: 2/1/2021
TO: Toby Norskog
FROM: Stacy Hersh, Assistant Planner
208-884-5533
SUBJECT: A-2020-0216
Ralstin Flex Space
LOCATION: 700 N. Ralstin Street
I. PROJECT DESCRIPTION
The applicant, Toby Norskog, requests Certificate of Zoning Compliance (CZC) and
Administrative Design Review (DES) approval to construct a 26,616 square foot flex space
building on 1.351 acres of land in the I-L zoning district.
II. 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.
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. 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.
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.
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.
CERTIFICATE OF ZONING
COMPLIANCE REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
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5. The site plan prepared by LKV Architects and Breckon Land Design Inc. on November 20, 2020,
labeled A2.1a, is approved by the City of Meridian Planning Division as shown in Exhibit A.
6. The landscape plan prepared by Breckon Land Design Inc. on January 22, 2021, labeled CZC1.0
and CZC1.1, are approved by the City of Meridian Planning Division as shown in Exhibit B.
7. The elevations prepared by LKV Architects on November 10, 2020, labeled A5.1a and A5.2a, are
approved by the City of Meridian Planning Division as shown in Exhibit C with the following
notations:
The applicant requests a design standard exception to the following Goal contained in
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 wall projections on the
proposed east and west facades are 8-inches in depth and exceed 8-inches in width/height for
approximately 39% of the facades adjacent to the public road. The projections on the north
and south facades occur for approximately 40% of the facades. While the building does not
quite meet the 30-foot modulation requirement on the east and west facades it is well above
the façade percentage. Staff finds that the applicant has met the intent of this goal by
exceeding the modulation width/height for the overall building facades which justifies
an exemption from the Architectural Standards Manual.
- Goal 3.4B “For sloped roofs, incorporate at least two of any one roof element, including but
not limited to: valleys, ridges, or gables. Qualifying elements in total must exist for at least
20% of applicable façade roof area and be visible from the same façade elevation. May also
incorporate other roof styles, such as parapet walls over entryway features.” The building
incorporates a gable roof with parapet accent walls flanking the east and west elevations. The
applicant revised the north and south roof lines to project the eves out in various locations
along the north and south facades to help add a visual interest to the building profile at the
roofline. Staff finds that the various eves projecting along the north and south facades
along with the translucent skylights and the parapet accent walls on the east and west
provide a visual interest in the roof lines that justifies an exemption from the
Architectural Standards Manual.
- Goal 5.1J “In Industrial Districts, untextured concrete panels and prefabricated steel
panels are prohibited as facade field materials facing arterial and collector roadways, or
public spaces, except when used with a minimum of two other qualifying field materials and
meeting standard fenestration requirements. Concrete panels that do not exceed three (3)
SQFT without a patterned reveal or modulation break may be considered textured.” The
applicant is proposing a texture metal wall panel along with a smooth finished metal panel
with recessed grooves on the building facades. The building will utilize two (2) metal panel
colors and incorporate cultured stone, glass garage doors, storefront entry doors with
windows and aluminum sunshades; modulation meets the 20% requirement for the overall
building facade. Additionally, the applicant is providing additional landscaping planters on
both sides of the building and along Locust Gove Road. Staff finds the quality/variation of
the materials proposed along with the glazing, aluminum sunshades, and additional
landscaping facing the public roads brings a pedestrian element and attractive design to
the building. Staff supports the justifications for exemption from the Architectural
Standards Manual.
8. The approved site/landscape plan and elevations may not be altered without prior written
approval of the City of Meridian Planning Division.
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9. The applicant shall pay any applicable impact fees prior to the issuance of a building permit.
10. 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.
11. 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.
III. 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 (Railside Subdivision PP 1996; Railside Subdivision FP 1996,
and Railside Variance 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.
7. 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 11-4-3-18, Flex Space.
IV. 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 16,
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.
V. 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
February 1, 2022.
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VI. EXHIBITS
A. Site Plan (date: 12/4/2020)
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B. Landscape Plan (date: 1/22/2021)
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C. Building Elevations (date: 11/10/2020)