Advanced Sign New Building DES,CZC A-2021-0055 (2)
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DATE: 5/4/2021
TO: Wes Steele, AIA, Steele Architecture
FROM: Alan Tiefenbach, Associate Planner
208-489-0573
SUBJECT: DES, CZC A-2021-0055
Advanced Sign CZC, DES & ALT
LOCATION: The site is located at 2835 E. Lanark St,
at the southwest corner of E. Lanark St.
and N. Olson Ave
I. PROJECT DESCRIPTION
Certificate of Zoning Compliance (CZC) and Design Review (DE) to allow a 62,500 sq. ft. light
industrial building on 5 acres of land in the I-L Zone District.
The proposed building is proposed to be constructed on four lots within two different subdivision
filings - Olson and Bush Subdivision No 2 and Olson and Bush Subdivision No 3. There is a 20’
landscape easement along the south perimeter of Lots 1-5, Block 3 of Olson and Bush No. 2. In order
for the applicant to build across this easement it must be vacated through City Council. The applicant
intends to submit a vacation application concurrently with the building permit process.
Alternative Compliance is requested from UDC 11-3A-19 which states “for properties greater than 2-
acres in size, no more than fifty percent (50%) of the total off street parking area for the site shall be
located between building facades and abutting streets.” The applicant has also requested design
exceptions from ASM standards 2.1A and 3.1A regarding wall modulation and roofline variation on
the northern elevation.
II. DECISION
The applicant's request for Certificate of Zoning Compliance, Design Review, Alternative
Compliance and Design Exception 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.
CERTIFICATE OF ZONING
COMPLIANCE REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
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ALTERNATIVE COMPLIANCE REQUEST TO UDC 11-3A-19:
The applicant is seeking Alternative Compliance approval from UDC 11-3A-19 which states “for
properties greater than 2-acres in size, no more than fifty percent (50%) of the total off street parking
area for the site shall be located between building facades and abutting streets.”
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.
The applicant states that the project is an industrial use in an industrial zone and as such will
have a significant amount of truck traffic accessing the site for receiving and shipping. The site
has been designed to separate the employee / visitor vehicle traffic from the truck traffic for safety
reasons allowing the trucks to complete their routes without having to encounter parking traffic.
The west and south sides are set up for the truck activity and the east and north sides are
dedicated to the auto parking areas and drives. To be compliant with the ordinance, at least half
of the parking would have to be relocated to the truck maneuvering areas and this would create
the opportunity for accidents between trucks and autos and walking employees approaching the
building.
The Director finds that due to truck traffic, locating visitor parking at the front with separate
circulation for truck maneuvering along the sides and backs is safer and more practical for the
site.
2. The alternative compliance provides an equal or superior means for meeting the
requirements; and;
UDC 11-3A-19 Structure and Site Design Standards mention that one purpose of the standards is
to establish an aesthetically consistent street presence and limit the visual impacts of large
parking areas on a site. Although the design does include all visitor parking at the front of the
site, the landscape plan has been revised to include a 250 foot-long +/- landscaped internal
parking island whereas the regulations only require a 50 sq. ft. island every 12 parking spaces.
This is a significant increase in landscaping over what is required and would soften the visual
impacts of the front-oriented parking lot.
3. The alternative means will not be materially detrimental to the public welfare or impair the
intended uses and character of surrounding properties.
The subject property is located within an industrial area, which is characterized by office, and
industrial type uses. Virtually all the businesses along this section of E. Lanark St are comprised
of CMU or prefabricated metal with little architectural detailing or fenestration, have their
parking oriented between the front of the building and the street, and some have a significant
amount of outdoor storage at the front. The proposed building includes landscaping at the front
that exceeds the minimum requirements and quality architecture that meets the majority of the
ASM standards. The site design and architecture as proposed will provide an aesthetic that will
significantly enhance and upgrade the surrounding area.
The Director finds that the proposed alternative will not be detrimental to the public welfare or impair
the intended use/character of the surrounding properties and agrees it is impractical to require the
parking to be located on either side or the rear of the property.
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DESIGN STANDARD EXCEPTIONS
The Applicant seeks Design Standard Exceptions from the following requirements of the Architectural
Standards Manual:
1. ASM 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.
The applicant does not prefer to adjust the parapet height on the north elevation as it does not add
any value to the modifications, would require unnecessary additional engineering for additional wind
and snow loading and is an attempt to add visual importance to a location on the building that does
not need attention.
2. ASM 3.1A and 3.1B require building modulation of at least 50-foot intervals for buildings greater
than 150 feet. 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.
The applicant states that the project is in an industrial area and is one of the last lots to be developed
on a dead-end cul-de-sac with virtually no pedestrian traffic. The applicant modulated the parapet
and changed colors where it is appropriate to emphasize entries and main corners of the buildings.
The north wall does have one section that exceeds the modulation standard but the applicant is
reluctant to add additional elements, colors or offsets as they believe it would ultimately detract from
the overall design and make the portions that were emphasized (the three tenant entries) less
important. Instead, the applicant proposes to modify the east wall changing the rustication pattern,
changing the panel color and eliminating one upper window to add a visual break that does comply
with the 50’ change requirement. The applicant believes that adding additional materials with 6”x 8”
projection will not provide any enhancement as viewed from the street for the proposed design. The
applicant proposes that all of the additional upper clear story windows they have included be allowed
as a substitution for the 6”x8” projection with the explanation that these provide a material change
and break up the elevation more than a small bump of arbitrary material, and will provide a valuable
daylighting function in an industrial building. In addition, the applicant has provided landscaping
that exceeds minimum requirements in the front parking area. The Director finds the quality of the
proposed architecture exceeds that of the surrounding buildings.
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.
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
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requiring the additional modulation and parapet variation to an already quality building in an
industrial area, and varying the parapet on the north side would require additional engineering
required for wind and snow loading with minimal benefit.
Site Specific Conditions of Approval
1. Prior to issuance of the building permit, the applicant shall complete Council approval of
vacation of the 20’ landscape easement shown along the south perimeter of Lots 1-5, Block 3
of the Olson and Bush Subdivision No. 2.
2. Per UDC 11-5B-5B2, the Director (at the applicant's request) approved alternative compliance
regarding the requirements of UDC 11-3A-19 requiring no more than fifty percent (50%) of the
total off street parking area for the site shall be located between building facades and abutting
streets.
3. 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.
4. Proposed carports will be consistent with the materials and architecture of the principal structure.
5. The applicant shall comply with the outdoor storage as an accessory use standard as set forth in
UDC 11-3A-14.
6. 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.
7. 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.
8. 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.
9. The site plan prepared by Steele Architecture on April 20, 2021, labeled “Site Plan” shall be
revised to reflect one of two options:
a. Provide substantial wheel restraints within parking spaces to prevent cars from encroaching
upon abutting private and public property or overhanging beyond the designated parking stall
dimensions as required by UDC 11-3C-5-B.3.
b. Widen sidewalks to 7 feet and reduce parking stalls from 19 to 17 feet as allowed per UDC
11-3C-5-B4.
10. The landscape plan prepared by Steele Architecture on April 20, 2021, labeled “Landscape Plan”
is approved by the City of Meridian Planning Division as shown in Exhibit B, with the revision
that internal pedestrian walkways shall be distinguished from the vehicular driving surfaces
through the use of pavers, colored or scored concrete, or bricks as required by UDC 11-3A-19-
B4.
11. The elevations prepared by Steele Architecture on April 20, 2021, labeled “Building Elevations”,
are approved by the City of Meridian Planning Division as shown in Exhibit C.
12. The approved site plan, landscape plan and/or elevations may not be altered without prior written
approval of the City of Meridian Planning Division.
13. The applicant shall pay any applicable impact fees prior to the issuance of a building permit.
14. 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.
15. 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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16. The City of Meridian requires that the owner enter into a Warranty Surety Agreement and post a
Warranty Surety in the amount of 20% of the total construction cost for all completed public
sewer and water infrastructure for a duration of two years. This surety amount will be verified by
a line item final cost invoicing provided by the owner to the City. The surety can be posted in the
form of an irrevocable letter of credit, cash deposit or bond, and must be in place prior to
Certificate of Occupancy. Applicant must file an application for surety, which can be found on
the Community Development Department website. Please contact Land Development Services
for more information at 208-887-2211.
17. 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public
roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights
shall be installed at developer’s expense. Final design shall be submitted as part of the
development plan set for approval. Applicant shall also include the location of any existing street
lights in the development plan set. Street lighting is required at intersections, corners, cul-de-sacs,
and at a spacing that does not exceed that outlined in the Standards. The contractor’s work and
materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to
the ISPWC.
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 (AZ 12-003, DA Inst. #113071289, DA Inst # 104056166, DA
Inst. # 106187190, PP-12-012, VAR-99-002, FP 00-011).
3. The applicant and/or assigns shall have the continuing obligation to meet the specific use
standards for light industry use as set forth in UDC 11-4-3.
4. The issuance of this CZC does not release the applicant from any previous requirements of the
other permits issued for the site.
5. 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.
6. The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11.
7. 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-3-25.
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 19, 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.
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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 May
5, 2022.
V. EXHIBITS
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A. Site Plan (date: 04-20-2021)
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B. Landscape Plan (date: 04/20/2021)
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C. Building Elevations (date: 4/20/2021)
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D. Building Perspective (date: 4/20/2021)