AI Meridian Business Park Bldg. 4 CZC, DES, ALT A-2021-0097
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DATE: 5/24/2021
TO: Glenn Walker
ADP Architects
FROM: Stacy Hersh, Assistant Planner
208-884-5533
SUBJECT: A-2021-0097
AI Meridian Business Park Bldg. 4
CZC, DES, ALT
LOCATION: 4159 E. Lanark Street
I. PROJECT DESCRIPTION
The applicant, Glenn Walker, requests Certificate of Zoning Compliance (CZC), Administrative
Design Review (DES), and Alternative Compliance approval to construct a new 45,000 square foot
flex building on 4.18 acres of land in the I-L zoning district.
ALTERNATIVE COMPLIANCE REQUEST
The applicant is requesting alternative compliance to the standards set forth in UDC 3A-19.B.3
(Parking Lots), for properties greater than two (2) acres in size, no more than fifty (50) percent of
the total off-street parking area for the site shall be located between building facades and abutting
streets. The Applicant has proposed more than 50% of the off-street parking in front of the building
with this project. The Applicant has proposed Alternative Compliance in the form of providing
parking lot landscape islands every ten (10) stalls instead of every twelve (12) stalls and a landscape
planter that wraps around the building that includes various shrubs, ground covers. The additional
landscape islands and landscape planters help to soften and mitigate the visual effect of a large
expanse of asphalt in the parking lot, as well as reducing the summer heat gain in the parking while
defining pedestrian walk ways. Therefore, Staff finds the Applicant’s Alternative Compliance
provides an equal or superior means of meeting the intent and purpose of the requirement as analyzed
below in the required findings for Alternative Compliance:
1. Strict adherence or application of the requirements are not feasible; or
Strict adherence to the fifty (50) percent of the total off street parking area for this site to be
located between building facades and abutting streets is feasible but would require either a
smaller building size in regards to gross floor area or a larger building footprint. These two
changes are feasible but not preferred by the Applicant.
CERTIFICATE OF ZONING
COMPLIANCE REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
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2. The alternative compliance provides an equal or superior means for meeting the requirements;
and
In a normal industrial building development, the proposed landscaping is far less generous
than the Applicants proposed landscape plan attached hereto as Exhibit B. Therefore, Staff
finds the alternative compliance provides an equal means of compliance with this requirement.
3. The alternative means will not be materially detrimental to the public welfare or impair the
intended uses and character of surrounding properties.
The alternative means provided by the Applicant is not detrimental to the public welfare of the
subject property or to those surrounding properties. In addition, Staff finds the alternative
means will enhance the character of this building within this light industrial subdivision.
II. DECISION
The applicant's request for Certificate of Zoning Compliance, Administrative Design Review, and
Alternative Compliance 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. Per UDC 11-5B-5B2, the Director (at the applicant's request) approved alternative compliance
regarding the off-street parking per the standards set forth in UDC 3A-19.B.3. See “Alternative
Compliance” section above for staff analysis.
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. 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.
4. Prior to building permit submittal, a property boundary adjustment between 4159 E.
Lanark Street and 152 N. Truckee Avenue shall be submitted to the Planning Department
in accord with UDC 11-6B-8. The property boundary adjustment shall be recorded prior to
issuance of Certificate of Occupancy.
5. 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.
6. 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.
7. The site plan prepared by ADP Architects P.A. on June 29, 2020, labeled A-1.0 and A-1.1, are
approved by the City of Meridian Planning Division as shown in Exhibit A with the following
conditions:
The applicant shall provide a detail of the trash enclosure and bicycle rack on the plans
submitted with the building permit application.
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8. The landscape plan prepared by South Beck & Baird Landscape Architects on May 21, 2021,
labeled L1.0 and L1.1, is approved by the City of Meridian Planning Division as shown in
Exhibit B.
9. The elevations prepared by ADP Architects P.A. on May 11, 2021, labeled A-3.0, 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 Goals 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 only
exception is on the south side of the building where the truck dock facilities are located.
The rear of the building is over 100-feet long with no articulations, where the grade
level doors occur. There is no articulation on this side of the building to accommodate
the functional use and layout of the loading docks.
Staff finds that the building elevations create a visual interest with the aluminum
storefront windows, faux windows, metal awnings, and additional landscaping
planters next to the building providing a nice pedestrian element. Staff supports
the justifications for exemption from the Architectural Standards Manual due to
the south side of the building not facing any public roads or public spaces due to it
facing a shared drive aisle for loading docks to another proposed industrial
building project.
10. The approved site plan, landscape plan and/or elevations may not be altered without prior written
approval of the City of Meridian Planning Division.
11. The applicant shall pay any applicable impact fees prior to the issuance of a building permit.
12. 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.
13. 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.
14. Prior to Certificate of Occupancy, the applicant shall record a cross-access/ingress-egress
easement to adjoining properties to the south (R7820120300 and R7820120600) and submit
copy of said easement to the Planning Division in accord with the provisions of UDC 11-3A-
3A2.
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 applicant shall comply with the outdoor storage as an accessory use standards as set forth in
UDC 11-3A-14.
3. The project is subject to all current City of Meridian ordinances and previous conditions of
approval associated with this site (Ord. #18-1782; AZ, CPAM, PP H-2017-0159, DA #2018-
052342; FP H-2018-0055).
4. The issuance of this CZC does not release the applicant from any previous requirements of the
other permits issued for the site.
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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 shall have an ongoing obligation to maintain all pathways.
7. The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11.
8. 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.
9. The applicant and/or assigns shall have the continuing obligation to meet the specific use
standards for flex space as set forth in UDC 11-4-3-18.
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 June 8, 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 May
24, 2022.
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V. EXHIBITS
A. Site Plan (date: 5/24/2021)
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B. Landscape Plan (date: 5/21/2021)
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C. Building Elevations (date: 5/11/2021)