Codale Electric CZC, DES, ALT A-2021-0108
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DATE: 6/14/2021
TO: Victor Ferral
BRS Architects
FROM: Stacy Hersh, Assistant Planner
208-884-5533
SUBJECT: A-2021-0108
Codale Electric CZC, DES, ALT
LOCATION: 71 NW 13th Place
I. PROJECT DESCRIPTION
The applicant, Victor Ferral at BRS Architects, requests Certificate of Zoning Compliance (CZC),
Administrative Design Review (DES), and Alternative Compliance (ALT) approval to construct a
new 24,450.00 square foot single story building on 3.17 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 11-3B-8C
(Parking Lot Landscaping) that requires one tree per 35 linear feet and scrubs, lawn, or other
vegetative ground cover. Per this standard, twenty-two trees are required. Due to the tiled irrigation
laterals that encompass the full width of the landscape buffers along the northern and western
boundaries of the property, Nampa & Meridian Irrigation District (NMID) will not allow any trees to
be planted within the easements. The applicant is proposing the following:
On the west property line in lieu of the nine (9) required trees, 1 Autumn Blaze Maple is to be
planted outside both easements and twenty-eight (28) Ivory Halo Dogwoods are to be planted in
the west landscape buffer to provide screening from the adjacent vacant lot.
On the north property line in lieu of the thirteen (13) required trees, the existing flowering pear
and shrub plantings on the property (same property owner) to the north side of the 8-mile lateral
currently provides screening of the truck docks which complies with UDC 11-3B-8.B.1 and UDC
11-3B-5.P in regards to CPTED standards for maintaining visibility between parking areas and
truck loading facilities for safety purposes.
Due to the irrigation easements, the applicant is proposing to add twelve (12) additional trees to
the landscape buffer along Franklin Road for a total of 26 trees. Additionally, there are two extra
trees in each of the terminal islands located to the northeast and northwest of the building to
further screen the truck loading facilities.
After reviewing the applicant’s request, staff finds the proposal meets the intent of the Unified
CERTIFICATE OF ZONING
COMPLIANCE REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
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Development Code. Therefore, the proposed site design is approved.
FINDINGS FOR ALTERNATIVE COMPLIANCE REQUEST TO UDC-3B-8C:
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
Strict adherence to the UDC requirement for trees to be planted in the required landscape
buffers is not feasible due to the existence of Nampa & Meridian Irrigation District
(NMID) easements that encompass the full width of the north and west landscape buffers;
NMID explicitly forbids trees within these easements. 2. The alternative compliance provides an equal or superior means for meeting the requirements; and
The Director finds the Applicant’s proposed 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 the surrounding properties.
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.
II. DECISION
The applicant's request for Certificate of Zoning Compliance, 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. 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.
2. Prior to Certificate of Occupancy, property boundary adjustment (PBA-2021-0002)
between 71 NW 13th Place and 1480 W. Franklin Road shall be finalized in accord
with UDC 11-6B-8 to ensure the building does not reside on any property lines.
3. Per UDC 11-5B-5B2, the Director (at the applicant's request) approved alternative compliance
regarding the parking lot landscaping, UDC 11-3B-8C.
4. 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.
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.
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7. The site plan prepared by BRS Architects on June 8, 2021, labeled AS101 and AS102, are
approved by the City of Meridian Planning Division as shown in Exhibit A with the following
conditions:
Per UDC 11-3C-5.C. (Bicycle parking facilities), a detail of the bike rack shall be
included on the site plan; the changes noted above shall be incorporated on the plans
submitted with the building permit application.
Per UDC 11-3A-19, the sidewalk connection from the perimeter sidewalk to the main
building is required to be 5-feet in width (site plan depicts 4’9”); the changes noted
above shall be incorporated on the plans submitted with the building permit
application.
8. The landscape plan prepared by South Beck & Baird on May 3, 2021, labeled L1.0 and L2.0, are
approved by the City of Meridian Planning Division as shown in Exhibit B.
9. The elevations prepared by BRS Architects on June 8, 2021, labeled A201 and A202, 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
north 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 provides 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. 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
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the Community Development Department website. Please contact Land Development Services
for more information at 208-887-2211.
15. 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 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 (AZ-06-048, DA #107022431; PP-06-050; FP-07-006; H-
2018-051; H-2019-006, MDA #2019-116566).
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.
8. The applicant and/or assigns shall have the continuing obligation to meet the specific use
standards for a warehouse as set forth in UDC 11-4-3-42.
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 29, 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 June
14, 2022.
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V. EXHIBITS
A. Site Plan (date: 6/8/2021)
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B. Landscape Plan (date: 5/3/2021)
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C. Building Elevations (date: 6/8/2021)