Lost Rapids Drive-Through CZC, DES A-2021-0051
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DATE: 4/21/2021
TO: Damon Beard
Larson Architects
FROM: Stacy Hersh, Assistant Planner
208-884-5533
SUBJECT: A-2021-0051
Lost Rapids Drive-Through CZC, DES
LOCATION: 6097 N. Ten Mile Road
I. PROJECT DESCRIPTION
The Applicant requests approval of Certificate of Zoning Compliance (CZC) and Administrative
Design Review (DES) applications to construct a 9,493 square foot multi-tenant building shell with a
drive-through restaurant for one of the tenant spaces on 1.606-acre of land in the C-G zoning district.
II. DECISION
The applicant's request for Certificate of Zoning Compliance and 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. Business hours of operation within the C-G zoning districts shall be limited from 6 am to 11 pm
when the property abuts a residential use or district as set forth in UDC 11-2B-3A4.
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. 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.
CERTIFICATE OF ZONING
COMPLIANCE REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
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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 Larson Architects, P.A. on March 5, 2021, labeled SP1.0, is approved
by the City of Meridian Planning Division as shown in Exhibit A with the following conditions:
➢ Per CUP H-2021-0001, depict a minimum 5-foot wide walkway from the sidewalk on the
west boundary of the site to the sidewalk in front of the building; the walkway shall be
distinguished from the vehicular driving surfaces through the use of pavers, colored or
scored concrete, or bricks as set forth in UDC 11-3A-19B.4 unless otherwise approved
by the Planning and Zoning Commission through subsequent Conditional Use
Modification application.
➢ The pedestrian walkway crossing the vehicular driving surface on the east side shall be
distinguished from the vehicular driving surfaces through the use of pavers, colored or
scored concrete, or bricks (currently depicts striping) as set forth in UDC 11-3A-19B.4
The changes noted above shall be incorporated on the plans submitted with the building
permit application.
7. The landscape plan prepared by KM Engineering on April 15, 2021, labeled L1.0, is approved by
the City of Meridian Planning Division as shown in Exhibit B with the following conditions:
➢ The required street buffer landscaping improvements approved with the Lost Rapids
Subdivision along N. Ten Mile Road shall be completed in accord with UDC 11-3B-7
prior to issuance of Certificate of Occupancy of the building.
8. The elevations prepared by Larson Architects, P.A. on April 14, 2021, labeled A3.0, 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 larger tenant spaces are anticipated at the ends of the
building, which is why these spaces have been given more exterior articulation in the form of roof
shapes and horizontal modulation. Between these end caps, the parapet wall is a consistent height
and features material changes along with 36” covered steel awnings located above each store
front entry to break-up the massing of the wall in order to maximize structural efficiency in these
leasable interior areas. Staff finds that the applicant has met the intent of this goal by
providing fenestration, stone, a stucco finish with reveal lines, and metal awnings that help
to break-up the mass of the building while blending nicely with the other building elements.
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.
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.
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13. The applicant shall recognize the recorded Declaration of Easements, Covenants,
Conditions and Restrictions for this development that establish cross-parking easements for
lots in certain groups within the development (Inst. 2020-071547, Amended Inst. #2020-
171404). This lot (Lot 13) is grouped with lots 14 and 15 to the south and shares a
perpetual, non-exclusive cross-parking easement with those lots.
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 (H-2018-0004, DA Instrument #2018-079970; FP-2020-0045;
CUP H-2021-0001).
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 a drive-through establishment and a restaurant as set forth in UDC 11-4-3-11
and UDC 11-4-3-49.
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 May 7, 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 April
21, 2022.
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V. EXHIBITS
A. Site Plan (date: 3/5/2021)
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B. Landscape Plan (date: 4/15/2021)
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C. Building Elevations (date: 4/14/2021)