Loading...
HomeMy WebLinkAboutStow-It Storage Facility AZ AZ 04-013 MERIDIAN PLANNING & ZONING MEETING July 15, 2004 APPLICANT Lyons Development, LLC ITEM NO. 13 REQUEST Public Hearing - Annexation and Zoning of 13.5 acres from RUT to C-G zone for Stow-It Storage Facility - southwest comer of Stoddard Road and West Overland Road AGENCY COMMENTS CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY See aHached Staff Comments CITY SEWER DEPT: CITY PARKS DEPT: No Comment N.- to 11\\ f\f\J,fi ì ~ ~~(òtf~ -to C[Û vII() CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: S Phone: Contacted: Emalled: MAYOR Tammy deWeerd CITY COUNCIL MEMBERS William LM. Nary Keith Bird Shaun Wardle Charles M. Roumree c::M'e~i dÜrn LEGAL DEPARTMENT (208) 466-9272 . Fax 466-4405 PUBUC WORKS BUILDING DEPARTMENT (208) 898-5500' Fax 887-1297 PLANNING AND ZONING DEPARTMENT (208) 884-5533, FAX 888-6854 STAFF REPORT: Transmittal Date: July 12, 2004 P & Z Hearing Date: July IS, 2004 To: Mayor and City Council From: Craig Hood, Associate City Planner (IN John Boyd, Engineering Tech II '746 Stow-it Self Storage Re: RE~CEIVEI) JUL 1 2 200~ Of Meridian Clerk Office . Request for Annexation and Zoning of 13.5 acres from RUT (Ada County) to C-G (General Commercial), by Lyons Development, LLC (File No. AZ-O4-013). . Request for Conditional Use Permit Approval for a Planned Development including detailed approval of 150,680 square feet of indoor storage, 3,200 square feet of retail office, and a 1,600 square foot caretaker apartment and conceptual approval of 27,265 square feet of retaiVoffice space on 13.5 acres, by Lyons Development, LLC (File No. CUP-O4-0J7). We have reviewed these submittals and offer the following comments, as conditions of the applicant. These conditions shall be considered in full, unless expressly modified or deleted by motion oftbe Meridian City Council: APPLICATION SUMMARY The applicant, Lyons Development, LLC, has requested Annexation and Zoning, and Conditional Use Permit approval for a Planned Development on 13.5 acres of property located at the southwest comer of Overland Road and Stoddard Road. The site is currently zoned RUT (Ada County). The applicant is requesting C-G zoning for the property. The site is currently vacant. The 2002 Comprehensive Plan Future Land Use Map designates the subject property as 'Mixed Use-Neighborhood'. A CUP/PD application is required because the applicant is proposing multiple buildings/uses on a single parcel, because the existing residential use is prohibited in the proposed CoG zone, and because the Comprehensive Plan requires all new uses within Mixed Use - Neighborhood areas to be processed as Planned Developments. In 2003, the City reviewed an annexation application (AZ-O3-002) and a CUP application (CUP- 03-001) for a contractor's yard and a mini-storage facility for the subject property. Those AZ-O4-O13&C\JM<-O17 _.",~_.AZ.CUP.do' P&Z CommissionlMayor and Council Hearing Date: July 15, 2004 Page 2 applications were denied by the City Council because the proposed contractor's yard was not compatible with the surrounding area. Also, the layout of the miIÚ-storage facility was not consistent with what the City envisioned for this area on the Comprehensive Plan. The subject applicant believes they have addressed the reasons for denial with the new site plan for the property. Phase I of the applicant's project includes 9 mini-storage buildings containing 150,680 square feet of storage space. There are 28 boat/RV storage spaces proposed on site. Also in Phase I, part of Building A on the Site Plan, is a 3,200 square foot office for the mini-storage and a 1,600 square foot caretakers apartment. The improvements to Phase I encompass approximately 11 acres. Phase II, the conceptual part of the PD, includes 27,265 square feet of future retail/office space on the remaining 2.5 acres. This future retail/office area is located at the southwest corner of Overland Road and Stoddard Road. The applicant has not submitted detailed plans/elevations for Phase II, therefore, detailed conditional use permit approval will be required prior to development. See Site Specific Conditions in the CUP/PD section of this report. The applicant has not requested any deviations from the standard dimensional standards (e.g. ..., setback, frontage, height, etc.) for the new uses. However, the submitted Site Plan and Landscape Plan are not drawn in conformance with the City's requirements for land use buffers (MCC 12-13-12). Further, MCC 12-6-2 requires two or more amenities to be provided as part of every PD. The applicant has not addressed this requirement. See the Conditional U se/PD section of this report for further analysis of amenity and land use buffer requirements. The applicant is proposing three access points onto Overland Road, a principal arterial roadway, and two access points onto Stoddard Road, a collector roadway. The driveways require ACHD Commission approval. See the Conditional Use/PD section of this report, and the correspondences from ACHD stafffor detailed analysis of the proposed access points. Sewer service is not currently available to serve this property. Therefore, the applicant has proposed a temporary septic system to serve the first phase (apartment and office). See the Annexation and Zoning section ofthis report for further analysis. The subject applications (PP and CUP) were submitted concurrently to the Planning & Zoning Department for review. Staff has provided a detailed analysis and recommended conditions of approval for the requested annexation and zoIÚng, and conditional use permit applications below. We are recommending approval of the applications, with the conditions outlined in this report. LOCATION & SURROUNDING USES The subj ect property is located on the southwest comer of the intersection of Overland Road and Stoddard Road in Section 24, Township 3 North, Range 1 West. The property is surrounded by the following uses.- North: DBSI/Western Electronics/Intermountain Hospital, zoned I-L. AZ-O4-013. CUP-04-O17 Stow-itAZ-CUP.doc P&Z CommissionlMayor and Council Hearing Date: July 15, 2004 Page 3 South: Idaho Power Substation, zoned RUT (Ada County). East: Bear Creek Subdivision, zoned R-4 and Queenland Acres Subdivision, currently zoned RUT and Rl (Ada County) West: Rural ResidentiaVAgricuItural, zoned RUT and Rl (Ada County) ANNEXATION & ZONING ANALYSIS The legal description submitted with the application appears to meet the requirements of the City of Meridian and State Tax Commission. The subject property is within the Urban Service Planning Area. According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both the P&Z Commission and Council are required "to review the particular facts and circumstances of each proposed zoning amendment in terms of the following standards and shall find adequate evidence answering the following questions about the proposed zoning amendment" The following is the list of standards found in 11-15-11 and analysis by staff: A. Will the new zoning be harmonious with and in accordance. with the Comprehensive Plan and, if not, has there been an application for a Comprehensive Plan amendment; The 2002 Comprehensive Plan Future Land Use Map designates the subject property as Mixed Use - Neighborhood. In Chapter VII of the Comprehensive Plan, "Mixed Use" areas are anticipated to provide for a combination of compatible land uses that are typically developed under a master or conceptual plan. The purpose of this designation is to identify key areas which are either infill in nature or situated in highly visible or transitioning areas of the city where innovative and flexible design opportunities are encouraged. Uses may include grocery stores, drug stores, coffee/sandwich shops, dry cleaner/laundromat, salons, daycare, professional offices, medical/dental clinics, retail/gift shops, schools, parks, churches, clubhouses, public uses. Staff finds the following Goals, Objectives, and Action items contained in the 2002 Comprehensive Plan to be applicable to this application (staff analysis is in italics below policy): . "Permit new. . . commercial development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City." (Chapter IV, Goal I, Objective A, #6) Sanitarv sewer to serve this development is currentlv not available to this site. Water can reasonably be made available. Other than sewer, all other urban services can be provided to serve this development. Staff is recommending a non- development agreement be imposed on the future retail/office portion of this site until sewer service is available. See Finding "G" below for further analysis. AZ-04-013. CUP-04-017 Stow-iLAZ.CUP.do, P&Z CommissionlMayor and Council Hearing Date: July 15,2004 Page 4 . "Locate new community commercial areas on arterials or collectors near residential areas in such a way as to complement with adjoining residential areas." (Chapter VII, Goal I, Objective B, #5) The subject property has frontage on an arterial street, Overland Road, and well as a collector street, Stoddard Road. Staff believes that this development could complement the adjoining residential areas by providing services that the neighborhood can utilize. . "Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII, Goal IV, Objective D, #2) The Ada County Highway District (ACHD) has submitted a draft staff report to the City that states their policies for access to arterial and collector roadways. The applicant is proposing access points that do not meet District policy and therefore require the ACHD Commission's approval (see DRAFT ACHD staff report for more information). On the submitted site plan the applicant has shown cross-access between the storage unit portion of the development and the future office/retail portion using the proposed and future driveways. (See more discussion about access in the Conditional UselPD section below.) . "Require all commercial businesses to install and maintain landscaping." (Chapter V, Goal III, Objective D, #5) Staff has included conditions for landscaping within this report. . "Require appropriate landscape and buffers along transportation corridors (setback, vegetation, low walls, benns, etc.)." (Chapter VII, Goal IV, Objective D, #4) Stafffinds that the submitted landscape plan, reflecting a 25-foot wide landscape buffer along the entire frontage of Stoddard Road and a 30-foot wide landscape buffer along Overland Road meets the above-listed Comprehensive Plan Action item. (See more discussion about landscaping in the Conditional Use/PD section below.) . "On-street bikeways should be incorporated on all future Collector streets." (Chapter VI, Figure VI-5) Figure Vl-5 on page 57 of the Comprehensive Plan designates a bikeway on both Overland Road and Stoddard Road adjacent to the site. ACHD staff is recommending that the applicant be required to widen (or road trust) Stoddard Road to accommodate a bike lane. ACHD staff is also recommending that the applicant be required to dedicate (or preserve) adequate right-of way for AZ-O4-013.CUP-O4-017 Stow-itALCUP.doo P&Z Commission/Mayor and Council Hearing Date: July 15, 2004 Page 5 constructing bike lanes adjacent to Overland Road when it is reconstructed (see ACHD staff report for more information). . "Consider "Accommodating Bicycle and Pedestrian Travel: A Recommended Approach" from the National Center for Bicycling and Walking in all land use decisions." (Chapter VI, Goal II, Objective A, #3) This publication encourages jurisdictions to establish bikeway and walkway facilities in new construction and reconstruction projects, in a manner that is safe, accessible and convenient. In addition to bike lanes, the applicant will be required by ACHD to construct sidewalks adjacent to Overland Road and Stoddard Road (see ACHD staff report for more information). Staff is supportive of the proposed and ACHD required sidewalks and the bike lanes noted in the previous bullet, as they will accommodate pedestrians and bicycles both. . "Plan for a variety of commercial and retail opportunities within the Impact Area." (Chapter VII, Goal I, Objective B) In addition to the self-storage, the proposed development provides 8,465 square feet of retail and/or office space. Staff finds that the requested C-G zoning generallv confonns to this stated purpose and intent of the Mixed Use - Neighborhood designation in the Comprehensive Plan. B. Is the area included in the zoning amendment intended to be rezoned in the future; Staff does not anticipate that the applicant intends to rezone the subject property in the future. c. Is the area included in the zoning amendment intended to be developed in the fashion that would be allowed under the new zoning -for example, a residential area turning into a commercial area by means of conditional use permits; The purpose of the C-G District is to provide for commercial uses, which are customarily operated entirely or almost entirely within a building (MCC 11-7-2.K). Indoor and outdoor storage facilities are pennitted uses in the proposed C-G zone. Professional and sales offices are also pennitted uses in the proposed C-G zone. Residential uses are prohibited in the C-G zone. Staff finds that the proposed apartment/caretakers unit is not principally pennitted in the C-G zone. However, the Applicant is requesting that this residential use be approved with the PD/CUP as an accessory use as a use-exception (MCC 12-6-3) as it is accessory to the storage unit business. Except for the proposed apartment unit, the proposed uses are all pennitted uses in the proposed C-G zone. AZ-O4-013, CUP.o4.o17 Stow-itAZ.CUP.doo P&Z CommissionlMayor and Council Hearing Date: July 15, 2004 Page 6 D. Has there been a change in the area or adjacent areas, which may dictate that the area should be rezoned. For example, have the streets been widened, new railroad access been developed or planned or adjacent area being developed in a fashion similar to the proposed rezone area; Bear Creek Subdivision has recently been annexed and developed with residential dwelling units. There are some light industrial/commercial uses directly across Overland Road ftom this site. Neither Overland Road nor Stoddard Road have been widened abutting this site recently. In 2007, ACHD will be reconstructing Overland Road from Meridian Road to Linder Road. Overland Road will be constructed as a 5-lane rural street section with bike lanes and a 5-foot detached concrete sidewalk. The intersection of Overland Road and Stoddard Road is to be reconstructed to a 5x3 intersection. The proposed commercial designation is compatible with the approved C-G zone in Queenland acres to the east and the existing Industrial zone to the north. Staff believes that the proposed self-storage is a good transitional use from the adjacent residential uses to the east and west. Consideration for adequate buffering of the existing residential use to the west will be addressed in the CUP/PD section of this report. Staff recommends that the Commission and Council consider public testimonv from surrounding propertv owners prior to making a detennination on the compatibilitv of the requested commercial designation. E. Will the proposed uses be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area; Staff finds that the proposed C-G zone/new uses. and any future uses. if designed. constructed and operated in accordance with adopted citv ordinances. should be hannonious and appropriate in appearance with the intended character ofthe vicinitv. Staff finds that the proposed new uses are consistent with the intended character of Queenland acres to the east and are hannonious with the existing character of the Industrial zone to the north. Consideration for adequate buffering of the existing and future residential subdivisions will need to be carefully considered. To this end, staff recommends that all of the perimeter landscaping be constructed as part of Phase I to buffer the existing Bear Creek Subdivision and the residential use to the west from the project. F. Will the proposed uses not be hazardous or disturbing to existing or future neighboring uses; As noted above, staff is recommending that adequate landscape buffers be installed with the first phase of this development. This requirement should help contain any potentially disturbing aspects of the proposed uses ftom the neighboring uses/properties. The Az.o4-O13.CUP-04-017 Stow-Ü,AZ.CUP.doo P&Z Commission/Mayor and Council Hearing Date: July 15, 2004 Page 7 Commission and Council should rely on public testimony to determine whether or not the proposed uses will be disturbing or hazardous to the existing or future neighboring uses. Staff does not anticipate that the proposed use will be hazardous or disturbing to future or existing neighbors. as long as the recommended conditions of approval are complied with. G. Will the area be served adequately by essential public facilities and services such as highways, streets, police and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed zoning amendment shall be able to provide adequately any of such services; ACHD is requiring the applicant to install (or road trust) roadway improvements on both Overland Road and Stoddard Road. The ACHD staff is recommending, with site-specific and standards conditions, approval of the subject development (see DRAFT ACHD report). Staff finds that the propertv to be annexed cannot be served adeQuatelv bv all essential public facilities and services. Sewer service is not currently available to the site; however the Black Cat Trunk will serve the area in the future. Staff supports approval of the proposed septic system for the apartment and commercial/office use proposed in the first phase Ql1]J¿. Staff further recommends that the applicant enter into a non-development agreement for the balance of the property until proper sewer service is available in conformance with the City's facility plan. On June 25, 2004, a joint agency/department comments meeting was held with representatives of key service providers to this property. See detailed conditions from these agencies/departments at the end of this report. Other than sewer, all other public services and facilities noted above appear to be adequate to serve this propertv. The applicant should coordinate the location and design of refuse container(s) with Sanitary Services Company (SSe). Trash enclosures must be built in the location and to the size approved by SSC. All dumpster(s) must be screened in accordance with MCC 11-12-1.C. The Commission and Council should reference any written or verbal testimony submitted by the Meridian Police Department, and any other agency not listed above, regarding their ability to adequately service this project. H. Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; The applicant will be financing the extension of the required utilizes to serve this project. The primary public costs to serve the site will be fire and police services. Staff finds that this development will not cause excessive additional requirements at public cost, if the AZ-04-013, CUP-O4-017 Stow-it.AZ.CUP.doo P&Z CommissionlMayor and Council Hearing Date: July 15, 2004 Page 8 I. applicant complies with the conditions of approval for the annexation/zoning and conditional use/PD pennit applications. Will the proposed uses not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; Staff finds that the proposed development will not create excessive traffic, noise or other nuisances that would be detrimental to the general welfare of the surrounding area. Staff recognizes the fact that traffic and noise will increase with the approval of this subdivision; however staff does not feel that the amount generated will be detrimental to the public welfare of the city. J. Will the area have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; Staff finds that the project's vehicular approaches off of Overland Road and Stoddard Road will create new traffic on the surrounding streets. However, staff does not believe that the project will cause significant interference on the surrounding public streets. Please review ACHD comments concerning vehicular approaches and traffic generation. K. Will not result in the destruction, loss or damage of a natural or scenic feature of major importance; and Staff is not aware of any natural or scenic feature(s) that would be lost, damaged or destroyed by allowing this site to be annexed, zoned and developed with commercial uses. Any existing trees larger than 4" caliper that are removed shall be mitigated for, per the Landscape Ordinance. L. Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord. 592, 11-17-1992)? The applicant is proposing to develop the land in substantial compliance with the City's comprehensive plan. Staff finds that the annexation of this property would be in the best interest of the City if the applicant agrees to the proposed tenns of the development/non- development agreement. ANNEXATION AND ZONING CONDITIONS I. The legal description submitted with the application appears to meet the requirements of the City of Meridian and State Tax Commission and places the parcel contiguous to existing city limits. 2. Prior to the annexation ordinance approval, the owner shall be required to enter into a Development Agreement (DA) with the City as a condition of annexation. The DA shall require that: AZ-O4-0lJ, CUP-04oOn Stow-ilAZ.CUP.doo P&Z Commission/Mayor and Council Hearing Date: July 15, 2004 Page 9 . Uses shall be restricted to those depicted on the accompanying Conditional Use Pennit (CUP) Site Plan. . Non-development of the 2.5 acres shown as Future Development (Office/Retail) on the accompanying CUP Site Plan, until City sewer is available to the subject property in compliance with the City's facility plans. . The arrangement for a septic system connection for the proposed apartment/caretakers unit and commercial/office for the storage units is temporary and shall be abandoned, and connection made to City sewer, once the sewer is within 300 feet of the subject property. The applicant shall coordinate the design and location of "dry line" sewer line(s) to be installed to facilitate the future connection to City sewer. . All future uses within the 2.5 acres shown as Future Development on the accompanying CUP Site Plan shall be required to obtain detailed conditional use pennit approval. 3. Any existing domestic wells will have to be removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. All septic system(s) will have to be removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8, when service becomes available to this site. Wells may be used for non-domestic purposes such as landscape irrigation. 4. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the parcel shall be tiled per City Ordinance 12-4-13. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Department. If lateral users association approval can't be obtained, plans will be reviewed and approved by the Meridian City Engineer prior to final plat signature. 5. Any future subdivision, uses and construction on this property shall comply with the City of Meridian ordinances in effect at the time. CONDITIONAL USE/PD PERMIT ANALYSIS The Commission and Council shall review the particular facts and circumstances of each proposed conditional use in tenus of the following and may approve a conditional use pennit if they shall find evidence presented at the hearing(s) is adequate to establish (11-17-3): A. That the site is large enough to accommodate the proposed use and all yards, open spaces, parking, landscaping and other features as may be required by this ordinance; AZ-O4-01J,CUP-O4-017 Stow-itAZ.CUP.do, P&Z CommissionlMayor and Council Hearing Date: July 15, 2004 Page 10 B. c. D. E. Staff finds that the site is large enough to accommodate the proposed uses and all vards. open spaces. parking. landscaping and other features reQuired bv ordinance andJor bv modifying the reQuirements through the Planned Development process. Staff has included conditions to the staff report that require the applicant to comply with specific sections of the ordinance which were not addressed by the applicant on the Site Plan. Specifically, a land use buffer to the west and amenities. See Special Considerations below for further analysis. That the proposed use and development plan will be harmonious with the Meridian Comprehensive Plan and in accordance with the requirements of this Ordinance; Please see the findings in section "A" of the Annexation and Zoning portion of this report. That the design, construction, operation, and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area; Please see the findings in section "E" of the Annexation and Zoning portion of this report. That the proposed use, if it complies with aU conditions of the approval imposed, will not adversely affect other property in the vicinity; Staff is Please see the findings in sections "I" and "J" ofthe Annexation and Zoning portion of this report. That the proposed use will be served adequately by essential public facilities and services such as highways, street, police, and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed conditional use shall be able to provide adequately any such services; Please see the findings in section "G" of the Annexation and Zoning portion of this report. F. That the proposed use will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; Please see the findings in sections "G", "H" and "I" of the Annexation and Zoning portion of this report. G. That the proposed use will not involve activities or processes, materials, equipment, and conditions of operation that wiD be detrimental to any persons, property, or general welfare by reason of excessive production of traffic, noise, smoke, fumes, AZ-04-0!3, CUP-O'-O!' S1Dw-kAZ.CUP.do, P&Z CommissionlMayor and Council Hearing Date: July 15, 2004 Page II glare or odors; Please see the findings in sections "I" and "1" ofthe Annexation and Zoning portion of this report. H. That the proposed use will have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; Please see the findings in section "J" ofthe Annexation and Zoning portion of this report. I. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. Staff is not aware of any natural or scenic feature(s) that would be lost, damaged or destroyed by allowing this site to be annexed, zoned and developed with commercial uses. Staff finds the Commission and Council should rely on any public testimony that may be presented to determine whether the proposed use may result in the destruction, loss or damage of a natural, scenic or historic feature of which staff is unaware. Any existing trees larger than 4" caliper that are removed shall be mitigated for, per the Landscape Ordinance. SPECIAL CONSIDERATIONS (CONDITIONAL USE/pm CUP/PD Application Requirements: Building Elevations: The applicant has submitted elevations and a materials list with the application. Staff is supportive of the proposed elevations and materials shown on Sheets 1 and 2, prepared by Moore Design Associates on 5-5-04. Staff believes that the storage buildings will be compatible with the uses in the area (architecturally and aesthetically), if the buildings are constructed as shown on the submitted elevation sheets. When a Certificate of Zoning Compliance (CZC) is issued for each building in the future, staff will verify that the orientation and construction of each building is consistent with the approved elevations submitted for this development. All building construction within this detailed phase of Stor-it, should substantially comply with the elevations prepared by Moore Design Associates on 5-5-04. Construction materials used on the structures should be approved by City of Meridian Building Department and in accordance with the most recent Uniform Building Code. If any significant modification(s) to the approved architectural design features and/or materials, as determined by the Planning Director, are requested for building(s) in the jùture, the property owner should submit a CUP modification. Said modification will require City Council approval. See Site Specific Condition #2 below. Amenities: See below. Landscapine:: Street Buffers: Meridian City Code 12-13-10-4 requires a 20-foot landscape buffer adjacent to Stoddard Road and a 25-foot wide landscape buffer adjacent to Overland Road. MCC 12-13-10- AZ-O4-013. CUP-O4-0!7 Stow-it.AZ.CUP.doo P&Z CommissionlMayor and Council Hearing Date: July 15, 2004 Page 12 2 requires all buffers to be located beyond any street right-of-way. MCC 12-13-10-6 requires street buffers to contain trees, shrubs, lawn, or other vegetative groundcover, with a minimum density of one tree per 35 linear feet. The following comments regarding landscaping are based on the landscape plan prepared by Moore Design Associates, dated 5-11-04. The submitted landscape plan depicts a wider landscape buffer on Stoddard Road and Overland Road than the City minimum. Staffis supportive ofthe 25-foot wide (varies) buffer on Stoddard Road and 30-foot wide landscape buffer width on Overland Road. MCC 12-13-10-2 requires all buffers to be located beyond any street right-of-way. The majority of the proposed trees are within existing or future right-of-way. Therefore, all reQuired trees along Stoddard Road and Overland Road should be located outside of the right-of-wav. The applicant should be required to enter into a license agreement with ACHD for any landscaping (shrubs, grass, etc.) in the right-of-way. See Site Specific Condition #3 below. Internal Landscaping: Meridian City Code 12-13-12 requires landscape buffers between different land uses. MCC 12-13-12-5 requires a 25-foot wide buffer between storage facilities and single- family homes. There is an existing single-family home to the west of this site (Rhinehart's). The Rhinehart property is designated as 'Medium Density Residential' on the Comprehensive Plan Future Land Use Map. The applicant is proposing ornamental fencing, no landscaping, adjacent to the west property line (Rhinehart's). In accordance with Meridian City Code, the applicant should be reQuired to construct a 25-foot wide landscape buffer along the entire west propertv line. Materials used in the buffer shall be in accordance with MCC 12-13-12-3. NOTE: This requirement may cause the applicant to lose the proposed outdoor boatIRV storage along the west property line. Ten (10) copies ofa revised landscape plan should be submitted at least ten (10) days prior to the City Council hearing. See Site Specific Condition #3 below. Amenities: MCC 12-6-2.A.3 requires two or more amenities to be provided as part of each PD. Meridian City Code does not exempt non-residential PDs from providing amenities. It does state that "other amenities appropriate to the size and uses of the proposed development, as may be proposed by the applicant and approved by the Commission and Council," can be approved. The applicant has not proposed any amenities with this application. Staff recommends that the applicant be reQuired to provide two amenities appropriate for this development. Staff further recommends that the applicant. at the Planning & Zoning Commission meeting, clarifv what the two amenities will be. Said amenities shall be depicted on a revised site plan. See Site Specific Condition #4 below. Access and Parkin!!: Access: The applicant is proposing three access points to Overland Road and two access points to Stoddard Road. The access points to Stoddard Road meet ACHD policy for location. ACHD staff is recommending that the Commission grant the applicant a modification of policy for driveway locations on Overland Road. The ACHD Commission is scheduled to hear this request on July 14, 2004 (the day before the P & Z hearing). City staff is supportive of the right-in/right out access to Overland Road, approximately 220-feet west of Stoddard Road. Staff is also AZ-O4-013. cup-a4-0!7 Stow-it.AZ.CUP.do, P&Z CommissionlMayor and Council Hearing Date: July 15, 2004 Page 13 supportive of the full-access (main) driveway further west. Because the westernmost driveway should not get used a lot, staff is supportive of this driveway as well, if ACHD approves it. This driveway was originally approved by ACHD as a temporary access for Idaho Power, which was to be closed once this site developed. The applicant should be required to comply with the ACHD Commission's decision regarding access points to Overland Road and Stoddard Road. Parking: MCC 11-13 outlines the requirements for all off-street parking facilities (drive aisles, stalls, striping, etc.). The applicant is proposing to construct (pave, stripe, etc.) twelve parking stalls with the first phase. The proposed parking area is located off of the "main" entrance to Overland Road, just south of the manager's office/apartment. MCC 11-13-5 does not specify how many parking spaces are required for mini-storage. Staff believes that the twelve spaces should be adequate to accommodate the mini-storage use. The Commission and Council should determine if additional parking should be required with this application. See Site Specific Condition #5 below. Hours of Operation: In the Applicant's letter, they do not address the hours of operation for the proposed mini-storage development. Conditions associated with a CUP and/or Development Agreement could establish use parameters that would prevent detrimental effects to neighboring properties. In order to establish some guidelines to mitigate the potential detrimental aspects of the proposed use, the applicant should clarifv during the public hearing the hours of operation. Further, staff recommends that the Citv Council specifv acceptable hours for the proposed mini- storage portion ofthe development in anv motion for approval of the proposed CUP/PD. Pressure IrrÏ!mtion: The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). The applicant shall be required to utilize any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer shall be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. An underground, pressurized irrigation system shall be installed to all landscape areas per the approved specifications and in accordance with MCC 12-13-8 and MCC 9-1-28. See Site Specific Condition #6 below. Ditches, Laterals. and Canals: All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per MCC 12-4-13. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Department. If lateral users association approval cannot be obtained, plans will be reviewed and approved by the City Engineer prior to building permit approval. Hardin Drain: The applicant is not currently proposing to tile the Hardin Drain. If the applicant wishes to leave the drain open, a waiver of the standard requirement must be granted by the City Council. If a waiver is not granted by the City Council, the applicant will be required to tile the drain as noted above. See Site Specific Condition #7 below. Fencinl!: The submitted site plan only proposes fencing for a portion of the perimeter. If no AZ-O4-0IJ, CUP-Q4-017 Stow-ilAZ.CUP.doo P&Z CommissionlMayor and Council Hearing Date: July 15, 2004 Page 14 pennanent fencing is provided on the perimeter, temporary construction fencing to contain debris must be installed around the perimeter prior to issuance of a building pennit. All fencing should be installed in accordance with MCC 12-4-10. See Site Specific Condition #8 below. SITE SPECIFIC CONDITIONS (CONDITIONAL USE PERMIT/PD) 1. All conditions of the accompanying AnnexationlRezone application shall also be considered conditions ofthe Conditional Use/PD application. 2. All building construction within this detailed phase of Stor-it, shall substantially comply with the elevations prepared by Moore Design Associates on 5-5-04. Construction materials used on the structures shall be approved by City of Meridian Building Department and be in accordance with the most recent Unifonn Building Code. If any significant modification(s) to the approved architectural design features and/or materials, as detennined by the Planning Director, are requested for building(s) in the future, the property owner shall submit a CUP modification. Said modification will require City Council approval. 3. The submitted landscape plan, prepared by Moore Design Associates, and dated 5-11-04 is not approved as submitted. Prior to issuance of a Certificate of Zoning Compliance (CZC) pennit, the applicant shall submit a revised landscape plan with the following changes/ additions/notes: . Provide a 20-foot wide (minimum) landscape buffer along Stoddard Road, located entirely outside of the right-of-way. All trees shall be located beyond the required street right-of-way. Prior to occupancy, said landscape buffer shall be installed along Stoddard Road, abutting the entire site. The buffer shown on the submitted Landscape Plan is approximately 25-feet wide. Staff is supportive of this increased width as it provides additional buffering for the residents in the Bear Creek Subdivision. . Provide a 25-foot wide (minimum) landscape buffer along Overland Road. All trees shall be located beyond the required street right-of-way. . Provide landscape materials within the street buffers per MCC 12-13-10. . Conifer trees are not allowed within any required street buffer area. . Provide a minimum 25-foot wide landscape buffer along the west property line. Materials used in the buffer shall be in accordance with MCC 12-13-12-3. . Any tree over 4" in caliper that is removed from the property shall be replaced by installing additional trees, being the equivalent number of caliper inches of trees that were removed. Required landscaping trees will not be considered as replacement trees for those trees that are removed (MCC 12-13-13-3). Ten (10) copies of a revised landscape plan shall be submitted to the City Clerk's office at least ten (10) days prior to the City Council hearing. 4. Provide two amenities, as approved by the Planning & Zoning Commission, for the Planned Development. At least 10 days prior to the City Council hearing, the applicant shall submit 10 copies of a revised site plan showing how the amenities will be oriented on the site. AZ-O4-013. CUP-D4-017 Stow-iI.AZ.CUP.do, P&Z CommissionlMayor and Council Hearing Date: July 15, 2004 Page 15 5. 6. 7. 9. Off-street parking shall be provided in accordance with Section 11-13 of the City of Meridian Zoning and Development Ordinance. All vehicular use areas shall be paved in accordance with Meridian City Code. An underground, pressurized irrigation system shall be installed to all landscape areas per the approved specifications and in accordance with MCC 12-13-8 and MCC 9-1-2. Unless a waiver is specifically granted by City Council, all irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the parcel shall be tiled per City Ordinance 12-4-13. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association, with written confirmation of said approval submitted to the Public Works Department. 8. All fencing shall be installed in accordance with MCC 12-4-10. If no permanent fencing is provided, temporary construction fencing to contain debris must be installed around the perimeter prior to issuance of a building permit. A drainage plan designed by a State ofIdaho licensed architect or engineer is required and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas. Storm water treatment and disposal must be designed in accordance with Department of Environmental Quality 1997 publication Catalog of Storm Water Best Management Practices for Idaho Cities and Counties and City of Meridian standards and policies. Off-site disposal into surface water is prohibited unless the jurisdiction which has authority over the receiving stream provides written authorization prior to development plan approval. The applicant is responsible for filing all necessary applications with the Idaho Department of Water Resources regarding Shallow Injection Wells. 10. The applicant shall be allowed to utilize a septic system for the office/apartment uses in Phase I Qilly. The applicant shall enter into a non-development agreement for the balance of the property until proper sewer service is available in conformance with the City's facility plan (see AZ-04-013). The arrangement for a septic system connection for the proposed office/apartment use is temporary and shall be abandoned, and connection made to City sewer, once the sewer is within 300 feet of the subject property. The applicant shall coordinate the design and location of "dry line" sewer line(s) to be installed to facilitate the future connection to City sewer. The applicant shall coordinate with the Public Works Department, the provisions for any required sewer easements adjacent to the Hardin Drain. 11. The applicant will be responsible to construct the water mains to and through this proposed development (looped). Project designer to coordinate main sizing and routing with the Public Works Department. Please provide the Public Works Department with information on anticipated fire flow and domestic water requirements for the proposed site. Flow and pressure from the existing mains should be monitored with the Meridian Water Department. AZ-O4-Q!3. CUP-O4-0!? Stow-;t.AZ.CUP.doo P&Z CommissionlMayor and Council Hearing Date: July 15, 2004 Page 16 12. 13. 14. 15. 16. 17. 18. 20. 21. The Idaho Power substation shall be brought into compliance with the approved landscape plan at Ada County prior to occupancy of any of the storage, office, or apartment uses. All mini-storage units shall have a 20-foot clear minimum separation between buildings, and between fences and buildings, for circulation and emergency access. No Parking signs and painted curbs will be required for all Fire Lanes. Paint the curb red and provide signage "No Parking Fire Lane". Provide a Knoxbox entry system for the complex. Commercial and office occupancies will require a fire-flow consistent with the Uniform Fire Code to service the proposed project. Fire hydrants shall be placed an average of 300' apart. A revised site plan and landscaping plan reflecting all the required modifications to the site plan and landscaping shall be submitted to the City Clerk's office at least ten (10) days prior to the next public hearing. The applicant shall coordinate the location and design of trash dumpsters with Sanitary Services Company (SSC) staff. Trash enclosures must be built in the location. and to the size approved by SSC. Prior to Certificate of Zoning Compliance (CZC) submittal, the applicant shall submit a revised site plan, stamped approved by SSC, for the proposed trash enclosure location and design. All dumpster(s) must be screened in accordance with MCC 11-12-1.C. 19. No building or other structure shall be erected, moved, added to or structurally altered, nor shall any building structure or land be established or change in use on this site without first obtaining a Certificate of Zoning Compliance (CZC) from the Meridian Planning and Zoning Department (MCC 11-19-1). All required improvements must be complete prior to obtaining a Certificate of Occupancy for the proposed development. A temporary Certificate of Occupancy may be obtained by providing surety to the City in the form of a letter of credit or cash in the amount of 110% of the cost of the required improvements (including paving, striping, landscaping, and inigation). A bid must accompany any request for temporary occupancy. Any temporary occupancy will not exceed 60 days to complete the required improvements. This conditional use permit shall be valid for a maximum period of 18 months. If construction has not begun within this timeframe, a new conditional use permit must be obtained prior to the start of development. GENERAL REOUIREMENTS AZ-O4-013. CUP-O4-017 Slow-itAZ.CUP.d" P&Z CommissionlMayor and Council Hearing Date: July 15, 2004 Page 17 1. 2. 3. 4. Outside lighting shall be designed and placed in such a manner as to eliminate glare and illumination of the adjoining roadways and properties, in accordance with City Ordinance Section 1I-13-4.C. All signage shall be in accordance with the standards set forth in Section 11-14 of the City Zoning and Development Ordinance. All construction shall conform to the requirements of the Americans with Disabilities Act. Applicant's (or successor's) failure to comply with any of the terms of approval of the conditional use permit shall be cause for revocation of the conditional use permit. OTHER AGENCYIDEPARTMENT COMMENTS/CONDITIONS MERIDIAN FIRE DEPARTMENT CONDITIONS 1. Acceptance of the water supply for fire protection will be by the Meridian Water Department. 2. a. b. c. d. e. f. 3. 4. 5. 6. 7. 8. 9. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. Fire Hydrants shall have the 4 Y:z" outlet face the main street or parking lot aisle. The Fire hydrant shall not face a street which does not have addresses on it. Fire hydrant markers shall be provided per Public Works spec. Locations with fire hydrants shall have the curb painted red 1 0' to each side of the hydrant location. Fire Hydrants shall be placed on comers. Fire hydrants shall not have any vertical obstructions to outlets within 10'. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside. Insure that all yet undeveloped parcels are maintained free of combustible vegetation. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. All driveways shall have a clear driving surface, available at all times, which is 20' wide. Fire lanes and streets shall have a vertical clearance of 13'6". This includes mature landscaping. Commercial and office occupancies will require a fire-flow consistent with the Uniform Fire Code to service the proposed project. Fire hydrants shall be placed an average of 300' apart. Provide a Knoxbox entry system for the complex. AZ-O4-013. CUP4I-O17 Stow-itALCUP.doc P&Z CommissionlMayor and Council Hearing Date: July 15, 2004 Page 18 10. The fire department requests that any future signalization installed as the result of the development of this project be equipped with Opticom Sensors to ensure a safe and efficient response by fire and emergency medical service vehicles. This cost of this installation is to be borne by the developer. 11. No Parking signs and painted curbs will be required for all Fire Lanes. Paint the curb red and provide signage "No Parking Fire Lane". 12. Building setbacks shall be per the Building Code for one and two story construction. 13. Please contact the Fire Marshal at 888-1234 to work specific issues associated with this project. SANITARY SERVICE CO. CONDITIONS 1. Design the enclosure(s) per the standard recommendations of SSC for access, gates, floor/pad, container stopslbumpers, and dimensions. Coordinate the design with SSC. Approval of the trash enclosure design will be required prior to issuance of a Certificate of Zoning Compliance for the project. RECOMMENDATION Staff recommends approval of the submitted Annexation/Zoning (AZ-04-013) application and Conditional Use/PD (CUP-O4-017) application with the conditions listed herein. AZ-O4-O13,CUP-O4-017 Stow-icAZ.CUP.doo Jul 06 2004 1:13PM En~ineerin~ Solutions 208 S38 OS41 p.1 --"-' AFFIDAVIT OF POSTING STATE OF IDAHO ) ) § ) COUNTY OF ADA I, Shari Stiles, Engineering Solutions, LLP, 150 E. Aikens Street, Suite B, Eagle, Idaho, 83616, being duly SWorD, upon oath. depose and say: I did personally post the subject property on the 5th day of July, 2004 with the hearing signs. This is in compliance with the ten (10) day posting as required by the City of Meridian for public hearings. Signs were posted fur annexation and conditional use for a planned development fur the Stow-It Storage Facility. Dated this fit], day of July ,2004. ~h. g-iÞ (Signature) SUBSCRIBED AND SWORN to be "","""," ,." Cf>. L 11(,"'" '~"À.~C o"o,.~o. "A.'.... F. ~v o' '", "- ,,:'4:'.." -,-oTA'" . ~ \C, ':: : ,. .,.¡." ";, ~ i -0- : ii, i1 O~';", "'tTB'L'C ¡ . ~,. . .t'. ~". ".....,0,0'0# ~. OÌI-\~~ . ~{'i«Rii . My Commission Expires' RECEIVEJ ,J .a, C:\Doeumon1:¡ I11III SeIIÎIIsol2OO4\O3\40303IAFF1D1'OSTING.doc CITY OF MERIDIAN CITY ClERK OFFIU~ JUL 06 '04 14:33 208 938 0941 PAGE. 01 Jul 06 2004 1:13PM En~lneerln~ 50lutlons 208 S38 OS41 p.2 AFFIDAVIT OF POSTING STATE OF IDAHO ) ) § ) COUNTY OF ADA I, Shari Stiles, Engineering Solutions, ILP, 150 E. Aikens Slreet, Suite B, Eagle, Idaho, 83616, being duly sworn, upon oath, depose and SIIY; I did personally post the subject property on the 1st day of July, 2004 with the hearing sign. This is in compliance with the ten (10) day posting (IS required by the City of Meridian for public hearings. Signs were posted fur annexation, conditional use and preliminary plat for Brockton Subdivision. Dated this lith day of Tn1>, ,2004. ;;;5~6itIv (Signature) SUBSCRIBED AND SWORN to before me the day and year first above written. ~"""""f... ~~ Ct. L dr. to.... l ~~~......~.O{~ , ¡~I ~o'r~)o \OL \ ¡ .~ -.- ! ! ~tTB'L\c, i j -'.'0/ "'>i,;........ -.c.($...~ 1J OF \'Q ...", .."......., My Commission Expires: ItE C E IVEI è.è"U"1 C:\OocllIDO[)Ìg and Seltingal2O04\1}lI4O106IAFF1DPOSTING.doo CITY OF MERIDIM\j CITY CI FRK CFFln JUL 06 '04 14:34 208 938 0941 PAGE. 02 CITY OF MERIDIAN PUBLIC HEARING SIGN-UP SHEET ~þCl';IVE1) .I U L 1 5 2004 CITY OF July 15, 2004 ITEM # 13 DATE PROJECT NUMBER AZ 04-013 PROJECT NAME Stow-It Storage Facility NAME (PLEASE PRINT) FOR AGAINST NEUTRAL .\Acl~ QI.' , 'f,.