Well #17 Treatment Facility CZC, DES, ALT A-2020-0225
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DATE: 3/3/2021
TO: Brent Blake, City of Meridian
FROM: Cam Scott, Assistant Planner
208-884-5533
SUBJECT: A-2020-0225
Well #17 Treatment Facility
LOCATION: 1616 E Time Zone Dr.
I. PROJECT DESCRIPTION
The applicant, Brent Blake, requests Certificate of Zoning Compliance (CZC),
Administrative Design Review (DES), and Alternative Compliance (ALT) approval of a new
2,820 square foot building to replace the existing pump house and enclose new water
treatment equipment on 0.29 acres of land in the R-4 zoning district.
The site is located at 1616 E Time Zone Dr.
II. DECISION
The applicant's request for Certificate of Zoning Compliance, Design Review, and Alternative
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.
The applicant requests a design standard exception to the following standards contained in the
Architectural Standards Manual:
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 ft. without a break. The proposed structure contains an unchanging
roofline of approximately 65 feet in maximum length. The proposed single-gabled roof
line is required to allow for safe removal of the Well 17 pump head from the structure
through a provided roof access hatch. Modulation of the roof structure could potentially
obstruct the safe and clean removal of the pump head, which is vital for function of the
building.
CERTIFICATE OF ZONING
COMPLIANCE REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
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3.1A: Incorporate at least one type of the following modulations in the façade plan, 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 proposed
structure does not currently incorporate modulations in the façade to articulate wall
planes and break up building mass; building mass is proposed to be broken up utilizing
materials and color changes. Due to constraints on the existing site regarding Fire
Department access, site drainage, and minimum building setbacks from the property
line, modulation of the façade is not feasible as minimum internal and external
clearance are at their allowable limit without hindering functionality and safety of the
building.
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. The proposed structure does not currently incorporate modulations in the
façade to articulate wall planes and break up building mass; building mass is proposed
to be broken up utilizing materials and color changes. Due to constraints on the existing
site regarding Fire Department access, site drainage, and minimum building setbacks
from the property line, modulation of the façade is not feasible as minimum internal
and external clearance are at their allowable limit without hindering functionality and
safety of the building.
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 proposed
single-gabled roof line is required to allow for safe removal of the Well 17 pump head
from the structure through a provided roof access hatch. Modulation of the roof
structure could potentially obstruct the safe and clean removal of the pump head, which
is vital for function of the building. The proposed structure incorporates canopies over
entryways as an alternative.
3.4C: Provide variation in roof profile over façade modulation and/or articulation over
façade material/color transitions. Options include, but are not limited to: varying parapet
heights; two or more roof planes; continuation of façade modulation through roof lines;
dormers; lookouts; overhang eaves; sloped roofs; or cornice work. The proposed structure
does not currently incorporate modulations in the façade to articulate wall planes and
break up building mass; building mass is proposed to be broken up utilizing materials
and color changes. Due to constraints on the existing site regarding Fire Department
access, site drainage, and minimum building setbacks from the property line,
modulation of the façade is not feasible as minimum internal and external clearance are
at their allowable limit without hindering functionality and safety of the building. The
proposed structure incorporates canopies over entryways as an alternative.
ALTERNATIVE COMPLIANCE REQUEST
The applicant is requesting alternative compliance to the standards set forth in UDC 11-3A-7C.1. Per
this standard, the maximum fence height shall not exceed six (6) feet, subject to the provisions set
forth in subsection (C)(3).
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The applicant is requesting alternative compliance to remove and reinstall an existing eight (8) foot
wrought iron security fence on the south and west property boundaries; A temporary, six (6) foot
chain link fence will be constructed on the west property boundary until the ACHD Locust Grove
widening project is completed, at which time the 8-foot wrought iron fence will be constructed.
Additionally, the applicant is requesting alternative compliance to remove an existing six (6) foot tall
cedar fence on the north and east property boundaries and replace it with an eight (8) foot tall vinyl
fence.
FINDINGS FOR ALTERNATIVE COMPLIANCE REQUEST TO UDC 11-3A-7C.1:
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
The Director finds that strict adherence to the requirements is feasible, as there are existing 6-
foot fences on the subject property.
2. The alternative compliance provides an equal or superior means for meeting the
requirements; AND
The Director finds that an increase in height to the proposed fencing is superior to the
requirements for fences in the R-4 zoning district. A 6-foot fence would not restrict access to
the facility by unauthorized personnel, thus the additional fence height is necessary to ensure
the health and safety of the public drinking water supply.
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,
and will instead ensure the health and safety of the public drinking water supply. Further, the
use of wrought iron and vinyl fencing will not impair the intended uses and character of the
surrounding properties, as these materials are typical for fences in residential areas.
Site Specific 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.
NOTE: Per UDC 11-5B-5B2, the Director (at the applicant's request) approved alternative
compliance to UDC 11-3A-7C.1 regarding an increase to the maximum fence height (see
Findings above).
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.
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.
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5. The site plan prepared by Mountain Waterworks on May 20, 2020, labeled C-1, is approved by
the City of Meridian Planning Division as shown in Exhibit A.
6. The landscape plan prepared by Mountain Waterworks on May 20, 2020, labeled C-2, is
approved by the City of Meridian Planning Division as shown in Exhibit B.
NOTE: Existing trees that are retained shall be protected from damage to bark, branches, and
roots during construction. The City of Meridian Parks Department Arborist shall approve the
protection fence(s) prior to construction. Any severely damaged tree shall be replaced in accord
with subsection (C)(5) of this section.
7. The elevations prepared by Mountain Water Works on October 22, 2020, labeled A2.0 and A2.1,
are approved by the City of Meridian Planning Division as shown in Exhibit C.
8. The approved site plan, landscape plan and/or elevations may not be altered without prior written
approval of the City of Meridian Planning Division.
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.
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 (Annexation and Preliminary Plat for Los Alamitos (FKA
Sagehen), 1994; Development Agreement for Los Alamitos Subdivision No. 1, 1994; Final Plat
for Los Alamitos (FKA Sagehen), 1994).
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 11-4-3-31.
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 March 18, 2021,
within fifteen (15) days after the written decision is issued, and contain the information listed in UDC
11-5A-6B.
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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
March 3, 2022.
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V. EXHIBITS
A. Site Plan (date: 5/20/2020)
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B. Landscape Plan (date: 5/20/2020)
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C. Building Elevations (date: Click here to enter a date.)