HomeMy WebLinkAboutFreedom Storage Center - MCU-07-004
RECENED
JUL 3 0 2007
City Of Meridian tt~
City Clerk ~ D /' CTrV OF i't"
CITY OF MERIDIAN "-/Vloridian'.-,,-'>\
FINDINGS OF FACT, CONCLUSIONS OF i It).\l-IO ~
LAW AND DECISION & ORDER K~_ "'_d~ ~f
!
In the Matter of a Conditional Use Permit for an 15,620 square-foot office I retail building in
the C-G District for Freedom Storage, by Erstad Architects
Case No(s): MCU-07-004
Planning & Zoning Commission Hearing Date: July 19, 2007
Findings for the Planning & Zoning Regular Meeting of: August 2, 2007
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of July 19, 2007, incorporated
by reference)
2. Process Facts (see attached Staff Report for the hearing date of July 19, 2007, incorporated
by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of July 19,
2007, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the
hearing date of July 19, 2007, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.c. S67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code codified
at Title 11, Meridian City Code, and all current zoning maps thereof. The City of Meridian
has, by ordinance, established the Impact Area and the Amended Comprehensive Plan of
the City of Meridian, which was adopted August 6, 2002, Resolution No. 02-382 and
Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code S
11-5A.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW, AND DECISION & ORDER
CASE NO(S). MCU-07-004
PAGE 1 of4
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not
impose expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which
shall be signed by the Commission Chair and City Clerk and then a copy served by the
Clerk upon the Applicant, the Planning Department, the Public Works Department, and
any affected party requesting notice.
7. That this approval is subject to the Site Plan and the Conditions of Approval in the
attached Staff Report for the hearing date of July 19,2007, incorporated by reference. The
conditions are concluded to be reasonable and the Applicant shall meet such requirements
as a condition of approval of the application.
C. Decision and Order
Pursuant to the Planning & Zoning Commission's authority as provided in Meridian City Code
S 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted, it
is hereby ordered that:
1. The Applicant's Site Plan, as evidenced by having submitted the Site Plan, labeled sheet
AI.II and updated July 17, 2007, is hereby conditionally approved;
2. The Applicant's Landscape Plan, as evidenced by having submitted the Landscape Plan,
dated 61712007, is hereby conditionally approved;
3. The Applicant's Elevations, as evidenced by having submitted the Elevations, labeled
sheet a3.11 and dated 61712007, are hereby conditionally approved;
4. Sanitary sewer service to this development shall be via extension of mains to the Black Cat
Trunk via Stoddard Road;
5. If necessitated during the construction process, any trees located within the existing
landscape buffers shall be relocated within the same buffer as opposed to removed from
the site;
6. Any additional right-of-way along Overland shall be landscaped with grass or other
vegetative ground cover, as allowed by ACHD;
7. The required turnaround for the fire department shall utilize grass crete within the
landscape buffer, as depicted on the revised site plan presented at the hearing. Provide
Staff with an updated landscape plan with submittal of a Certificate of Zoning Compliance;
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW, AND DECISION & ORDER
CASE NO(S). MCU-07-004
PAGE 2 of 4
8. Provide Staff with a letter from the neighbor to the west stating agreement with the
proposed changes to the landscape buffer prior to issuance of a Certificate of Zoning
Compliance; and
9. The site specific and standard conditions of approval are as shown in the attached Staff
Report for the hearing date of July 19, 2007, incorporated by reference.
D. Notice of Applicable Time Limits (as applicable)
1. Notice of Eighteen (18) Month Conditional Use Permit Duration
Please take notice that the conditional use permit, when granted, shall be valid for a
maximum period of eighteen (18) months unless otherwise approved by the City. During
this time, the applicant shall commence the use as permitted in accord with the conditions
of approval, satisfy the requirements set forth in the conditions of approval, and acquire
building permits and commence construction of permanent footings or structures on or in
the ground. For conditional use permits that also require platting, the final plat must be
recorded within this eighteen (18) month period. For projects with multiple phases, the
eighteen (18) month deadline shall apply to the first phase. In the event that the
development is made in successive contiguous segments or multiple phases, such phases
shall be constructed within successive intervals of one (1) year from the original date of
approval. If the successive phases are not submitted within the one (1) year interval, the
conditional approval of the future phases shall be null and void. Upon written request and
filed by the applicant prior to the termination of the period in accord with 11-5B-6.G.l, the
Director may authorize a single extension of the time to commence the use not to exceed
one (1) eighteen (18) month period. Additional time extensions up to eighteen (18) months
as determined and approved by the Commission may be granted. With all extensions, the
Director or Commission may require the conditional use comply with the current
provisions of Meridian City Code, Title 11.
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 9 67-8003, a denial of a plat
or conditional use permit entitles the Owner to request a regulatory taking analysis. Such
request must be in writing, and must be filed with the City Clerk not more than twenty-
eight (28) days after the final decision concerning the matter at issue. A request for a
regulatory takings analysis will toll the time period within which a Petition for Judicial
Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of Meridian,
pursuant to Idaho Code 9 67-6521 an affected person being a person who has an interest in
real property which may be adversely affected by the issuance or denial of the conditional
use permit approval may within twenty-eight (28) days after the date of this decision and
order seek a judicial review as provided by Chapter 52, Title 67, Idaho Code.
F. Attached: Staff Report for the hearing date of July 19, 2007.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW, AND DECISION & ORDER
CASE NO(S). MCU-07-004
PAGE 3 of4
By action of the Planning & Zoning Commission at its regular meeting held on the
dl"\O\ day of Au.'tjJ ^-t- ,2007.
COMMISSIONER MICHAEL ROHM
(CHAIR)
VOTED ~a.....
COMMISSIONER DAVID MaE
VOTED Ah.~b.
COMMISSIONER WENDY NEWTON-HUCKABAY
VOTED L..1' a
I
COMMISSIONER TOM O'BRIEN
VOTED ~ _
COMMISSIONER STEVE SIDDOW A Y
VOTED Ab,s-u-u---
Attest:
By: ,.~ J~
City Clerk
3-3-07
Dated;
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW, AND DECISION & ORDER
CASE NO(S). MCU-07-004
PAGE 4 of 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 19,2007
STAFF REPORT
Hearing Date: July 19, 2007
TO:
FROM:
Planning & Zoning Commission
Amanda Hess, Associate City Planner
(208) 884M5533
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SUBJECT:
Freedom Storage Center
. MCU-07-004
Modification of the existing Planned Development / Conditional Use Permit
(CUP-04-0l7) for Freedom Storage Center (formerly Stow-It Storage) to
allow a 15,620 square-foot office / retail building, by Erstad Architects
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The Applicant, Erstad Architects, is requesting to modify the existing Conditional Use Permit (CUP-04-
017) to allow for a single-story, 15,620 square-foot office / retail building. Additionally, the Applicant
proposes to turn 3,000 square feet of existing storage located behind the proposed office / retail building
into shipping / receiving space.
In 2004, the subject property was approved for 3,200 square feet of office / retail space, a 1,600 square-
foot caretaker's unit, and 28,130 square feet of conditioned storage on the northwest comer of the
property. The remaining property was to house storage space totaling 122,550 square feet.
The total site is currently zoned C-G, contains approximately 13.5 acres, and is located at the southwest
comer ofW. Overland Road and S. Stoddard Road in Section 24, Township 3 North, Range 1 West, B.M.
The subject property is within the City's Area ofImpact and the Urban Service Planning Area.
2. SUMMARY RECOMMENDATION
Staff has provided a detailed analysis of the requested Conditional Use Permit Modification (MCU)
application below. Staff recommends approval of MCU-07-004 for Freedom Storage Center, as
presented in the Staff Report for the hearing date of July 19, 2007, and based on the Findings of
Fact as listed in Exhibit C. The Meridian Planning and Zoning Commission heard this item on Julv 19,
2007. At the public hearing thev aporoved the subiect MCU request.
a. Summary of Commission Public Hearin2:
1. In favor: Andy Erstad (Applicant's Representative)
11. In opposition: None
111. Cormnenting: None
lV. Staff presenting application: Amanda Hess
v. Other Staff cormnenting on application: Caleb Hood
b. Kev Issues of Discussion by Commission:
i. The provision of an emergency turnaround within the west parking lot;
ii. That the Applicant is seeking LEED certification for the proposed building;
iii. The types of building materials proposed;
lV. Retaining existing landscaping during the construction process, if possible; and
v. Landscaping any additional right-ofMway along Overland. if necessary and allowed by
ACHD.
Freedom Storage Center- MCU-07-004
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 19, 2007
c. Kev Commission Chanl!es to Staff Recommendation:
i. To change the requirement for sewer to connect at the Hardin Drain to read the sewer
shall connect along Stoddard Road to the lift station (Public Works Condition 2.1 );
11. The required turnaround for the fire department will utilize grass crete. as depicted on the
revised site plan presented at the hearing;
111. If necessitated during the construction process. any trees located within the existing
landscape buffers shall be relocated within the same buffer as opposed to removed from
the site;
lV. Provide Staff with a letter from the neighbor to the west stating agreement with the
proposed changes to the landscape buffer prior to issuance of a Certificate of Zoning
Compliance; and
v. Anv additional rilZht-of-wav along Overland shall be landscaped with grass or other
vegetative groundcover. as allowed bv ACHD.
3. PROPOSED MOTIONS
Approval
After considering all Staff, Applicant, and public testimony, I move to approve File Number MCU-
07-004, as presented during the hearing on July 19, 2007, with the following modifications to the
conditions of approval: (add any proposed modifications). I further move to direct Planning Staff to
prepare an appropriate findings document to be considered at the next Planning and Zoning
Commission hearing on August 2, 2007.
Denial
After considering all Staff, Applicant, and public testimony, I move to deny File Number MCU-07-
002, as presented during the hearing of July 19, 2007 . (You must state specific reasons for denial and
what the applicant could do to obtain your approval in the future). I further move to direct Staff to
prepare an appropriate findings document to be considered at the next Planning and Zoning
Conunission hearing on August 2, 2007.
Continuance
After considering all Staff, Applicant, and public testimony, I move to continue File Number
MCU-Q7-004 to (insert continued hearing date here) for the following reason(s): (state specific
reason(s) for continuance).
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
943 West Overland Road
Meridian, ill 83642
SWC ofW. Overland and S. Stoddard in Section 6, T3N, R1 W, B.M.
b. Owner:
Mark Gilbreath
943 West Overland Road
Meridian, ill 83702
c. Applicant:
Andrew Erstad
Erstad Architects
Freedom Storage Center - MCU-07-004
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 19,2007
420 Main Street, Suite 202
Boise, ill 83702
d. Applicant's Representative: Andrew Erstad (Applicant's Representative)
e. Present Zoning: C-G (General Retail & Service Commercial)
f. Present Comprehensive Plan Designation: Mixed Use - Neighborhood (MU-N)
g. Description of Applicant's Request: The Applicant, Fairview Lakes, LLC, is requesting to
modify the existing Conditional Use Permit (CUP-04-0l7) to allow for a single-story, 15,620
square-foot office / retail building. Additionally, they propose to turn 3,000 square feet of existing
storage located behind the proposed office / retail building into shipping / receiving space.
5. PROCESS FACTS
a. The subject application will, in fact, constitute a conditional use as determined by City
Ordinance. By reason of the provisions ofIdaho Code, Title 67, Chapter 65, and UDC ll-5A.2D,
a public hearing is required before the Planning and Zoning Commission on this matter.
b. Newspaper notifications published on: July 2,2007; July 16, 2007
c. Radius notices mailed to properties within 300 feet on: June 22, 2007
d. Applicant posted notice on site by: July 9,2007
6. LAND USE
a. Existing Land Use(s): Mini-storage and associated office uses
b. Description of Character of Surrounding Area: Residential properties within Ada County,
generally located to the south and east. The property to the east (across Stoddard Road) is in the
development process as Queensland Acres Commercial.
c. Adjacent Land Use and Zoning:
1. North: DBSIIW estern E1ectronics/mtermountain Hospital, zoned I-L
2. East: Vacant commercial pad sites; Bear Creek Subdivision, zoned R-4;Queenland Acres
Subdivision, currently zoned RUT and R1 (Ada County)
3. South: Idaho Power Substation, zoned RUT (Ada County)
4. West: Rural Residential/Agricultural, zoned RUT and R1 (Ada County)
d. History of Previous Actions Pertaining to this Site:
m 2003, the City reviewed an annexation application (AZ-03-002) and a CUP application (CUP-
03-001) for a contractor's yard and a mini-storage facility for the subject property. Those
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 mini-storage facility was not
consistent with what the City envisioned for this area on the Comprehensive Plan.
m 2004, Lyons Development, LLC, was granted Annexation and Zoning (AZ-04-013), and
Conditional Use Permit (CUP-04.017) approval for a Planned Development on 13.5 acres which
allowed 9 mini-storage buildings containing 122,550 square feet of storage space (including 28
boat / RV storage spaces), a 3,200 square-foot office / retail building, a 1,600 square-foot
caretaker's apartment, and an indoor storage building totaling 28,130 square feet. Also approved
with the aforementioned CUP, was a future plan to construct 27,265 square feet of office / retail
Freedom Storage Center - MCU-07-004
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CITY OF MERiDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 19,2007
space at the northeast comer of the property. Said 2.5-acre portion has not yet obtained detailed
construction approval.
At the time of annexation, the existing apartment / caretakers unit was not principally pennitted in
the C-G zone. Because of this, the Applicant requested that the use be approved with the PD /
CUP as an accessory use. Now that the caretaker's unit will be eliminated, all use of the site
conforms to that allowed within a C-G zone. Staff is supportive of the removal of a caretaker's
unit on this site.
It is on the part of the site which was to house the 3,200 square-foot office / caretaker's unit and
indoor storage building that the subject building is proposed to be constructed.
e. Existing Constraints and Opportunities
1. Public Works
Location of sewer: The Applicant shall conform to 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.
Location of water: W. Overland Road
Issues or concerns: None
2. Vegetation: Existing landscaping constructed with the mini-storage units and office space
3. Floodplain: N/A
4. Canals / Ditches / Irrigation: There is a large irrigation ditch which runs along the south
property boundary (other side of the storage complex)
5. Hazards: N/A
f. Conditional Use Information:
1. Non-residential square footage: 15,620 sq. ft.
2. Hours of Operation: 8:00 a.m. to 6:00 p.m. (Mon - Sat); 12:00 p.m. to 4:00 p.m. (Sun)
g. Landscaping:
1. Width of street buffer(s): 25 feet (minimum) along Overland Road.
2. Width ofbuffer(s) between land uses: 25 feet to residential uses
3. Percentage of site as open space: N/ A
4. Other landscaping standards: UDC 11-3B-8 requires landscaping within and around parking
lots. The landscaping standards for parking lots will be applied as part of the issuance of a
Certificate of Zoning Compliance.
g. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Access to the
site is provided directly from W. Overland Road via an existing shared driveway with the storage
facility. No new access points are proposed or approved with this application.
Freedom Storage Center - MCU-07-004
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 19,2007
7. COMMENTS MEETING
On June 29, 2007, a joint agency and departments meeting was held with service providers in this
area. The agencies and departments present included: Meridian Fire Department, Meridian Public
Works Department, Meridian Police Department, and the Sanitary Services Company. Staff has
included comments, conditions, and recommended actions in Exhibit B below.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
The 2002 Comprehensive Plan Future Land Use Map designates the subject property as "Mixed Use
- Neighborhood." Per Chapter VII of the Comprehensive Plan, the Mixed Use land use category
contains five sub~categories. Generally, the mixed~use designation will provide for a combination of
compatible land uses that are typically developed under a master or conceptual site 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.
The intent of this designation is to offer the developer a greater degree of design and use flexibility.
The following standards apply to the MU~N category: 1) Up to ten (10) acres may be non~residential
uses, and 2) Up to 100,000 square feet of non~residential building area is allowed.
Staff fmds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed use (Staff analysis in italics):
. 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, Obj ective A, Action Item 6)
Sanitary sewer and water are currently available to this site. Additionally, all other urban
services are also provided to serve this development.
. Plan for a variety of commercial and retail opportunities within the Impact Area (Goal I,
Objective B, Chapter VII, Page 109)
Staff believes that the proposed use of the property already contributes to the variety of
commercial uses within the impact area. In addition to the self-storage, the application
provides retail / office space.
· Encourage compatible uses to minimize conflicts and maximize use of land (Goal IV,
Chapter VII, Page 112)
Staff does, in fact, believe that the proposed uses, if designed, constructed and operated in
accordance with adopted City ordinances, should be harmonious and appropriate in
appearance with the intended character of the vicinity.
The proposed building / use is consistent with the intended character of Queensland Acres to
the east and is harmonious with the existing character of the "Industrial" zone to the north.
The Applicant has provided adequate buffering of the existing and possible future residential
subdivisions to the west.
Staff recommends that the Commission and Council rely on any verbal or written testimony that
may be provided at the public hearing when determining if the Applicant's development request is
appropriate for this property.
9. ZONING ORDINANCE
Freedom Storage Center - MCU-07-004
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CITY OF MERlDIANPLANNING DEPARTMENT STAFF REPORT FOR THE HEARlNG DATE OF JULY 19,2007
a. Zoning Schedule of Use Control: UDC 11-2B-2 lists retail and office uses as Principally
Permitted Uses in a C-G district, and storage facilities are Conditionally Pennitted. See Specific
Use Standards listed in Chapter 4.
b. Purpose Statement of Zone: The purpose of the commercial districts is to provide for the retail
and service needs of the community in accord with the Meridian Comprehensive Plan. Four
districts are designated which differ in the size and scale of commercial structures accommodated
in the district, the scale and mix of allowed commercial uses, and the location of the district
proximity to streets and highways.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
CUP: In 2004, Lyons Development, LLC, was granted Annexation and Zoning (AZ-04-013),
and Conditional Use Pennit (CUP-04-017) approval for a Planned Development on 13.5 acres
which allowed 9 mini-storage buildings containing 122,550 square feet of storage space
(including 28 boat / RV storage spaces), a 3,200 square-foot office building, and a 1,600 square-
foot caretakers apartment, and an indoor storage building totaling 28,130 square feet.
It is where said 3,200 square-foot office building, 1,600 square-foot caretaker's apartment, and
28,000 square feet of indoor storage is shown that the Applicant is proposing to develop. As the
new plan proposes approximately 15,600 square feet of primarily office space with parking, this
prompts a modification to the CUP.
Approximately % of the proposed building will pertain to office uses; the new building will not
only house office space to serve the functions of the storage facility, but will also offer office
space for the public to rent, if so desired. Retail uses are ancillary to the storage facility and said
renters, in that goods provided will include shipping boxes and supplies, shipping and receiving
services, and printing and copying services. Additionally, the building will house conference
space for internal use and for rent; a wireless internet cafe; and a studio where the public can
photograph merchandise in a professional setting (i.e. for sale on eBay). (See Exhibit B for
proposed floor plan.)
Immediately located to the rear of the proposed building is an small indoor storage facility and
office. The Applicant proposes that these structures will be converted to shipping and receiving
space.
The Commission should note that, while not included with the subject application, the previous
CUP also proposed a future plan to construct 27,265 square feet of retail/office space on 2.5
acres of the site at the southwest corner of Stoddard and Overland (east of the proposed office /
retail building). Said 2.5-acre portion has not yet obtained detailed construction approval.
Access: Access to the site is provided directly from an existing access to/from W. Overland
Road. This access will be shared with the existing storage facility as well as the future retail area
to the east. No new access points are proposed or approved with this application. The
Commission should note that ACHD is currently reconstructing Overland Road from Meridian
Road to Linder Road. Overland Road will be constructed as a 5-lane street section with 5-foot
detached concrete sidewalks. Bicycle lanes will be provided on-street, as well.
Parking: While the Applicant's proposed parking plan is generally consistent with the
aforementioned UDC parking requirements, it is also not consistent with the concept approved
with CUP-04-0l7, another reason for the modification.
The Applicant proposes to construct 67 parking stalls for this use; 32 parking stalls are required
by Ordinance. The Applicant proposes 32, 900 parking stalls at 19 feet deep by 9 feet wide; 30,
Freedom Storage Center - MCU.07-004
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF ruLY 19, 2007
900 stalls at 17 feet deep by 9 feet wide; 5 parallel parking stalls at 9 feet deep by 24 feet wide,
with 25-foot drive aisles.
Additionally, UDC 11-3C-6G requires that one bicycle parking space be provided for every 25
vehicle parking spaces. The Applicant should provide a minimum 2-park bicycle rack on this site.
The Commission should note that the parking lot at the west property boundary exceeds the
length allowed by the Meridian Fire Department without the requirement for a turnaround.
The Applicant should state at the public hearing how this issue is to be resolved and
whether an approved fire-truck turnaround is required on-site.
Landscaping: The Applicant proposes 0.42 acres (24%) of landscaping. The majority of the
landscaping is provided in the form of landscape buffers adjacent to the proposed building.
Staff is generally supportive of the proposed landscape plan prepared by W & H Pacific, no label,
and dated 6/7/07. The plan shall demonstrate compliance with the following standards:
All landscaping adjacent to Overland Road should conform to the requirements ofUDC 11-3B-7.
All landscaping adjacent to residential uses should conform to the requirements ofUDC 11-3B-9.
Additionally, all parking lot landscaping should conform to the requirements ofUDC 11-3B-8.
Hours of Operation: The proposed hours of operation for the office / retail use are from 8:00
a.m. to 6:00 p.m. on Monday to Saturday, and 12:00 p.m. to 4:00 p.m. on Sunday. Due to the
surrounding land uses, the anticipated low impact of the users on this site, and the configuration
of the building, Staff does not believe that restricting hours is appropriate on this site.
Building Elevations: Elevations of the proposed building were submitted with this application
and are attached in Exhibit A-3 of this staff report. The Planned Development / CUP approved
future office / retail elevations that were aesthetically similar to the storage building design and
had a barn theme.
The newly proposed elevation, while not similar to the previously approved elevation, is unique
in its own right. The Applicant seeks to obtain LEED (Leadership in Energy and Environmental
Design) certification for the building. LEED is a "green building" rating system, developed by the
U.S. Green Building Council (USGBC) and provides a suite of strict standards for
environmentally sustainable construction.
The building will consist of cement board panels, corrugated metal, and concrete. The Applicant
may also be providing a green roof on the building, as well as photovoltaic arrays to supplement
the power requirements for the structure. Staff encourages such innovative design and strongly
supports the Applicant's plan for a "green building." Further, Staff does not believe that the
difference in architecture between the existing buildings and the proposed building will be
detrimental to the area.
Certificate of Zoning Compliance: The purpose of a Certificate of Zoning Compliance (CZC)
permit is to ensure that all construction, alterations and / or the establishment of a new use
complies with all of the provisions of the UDC before any work on the structure is started and / or
the use is established (UDC 11-5B-IA). To ensure that all of the provisions in the Development
Agreement (see below) are complied with, Staff will require that the Applicant obtain CZC
approval from the Planning Department prior to site development, where all site and landscaping
improvements must be installed prior to occupancy.
Fencing: The Applicant is not showing any fencing on any of the submitted plans. A detailed
fencing plan should be submitted upon Application of the Certificate of Zoning Compliance. If
permanent fencing is not to be provided, temporary fencing to contain construction debris must
be installed around the perimeter prior to issuance of a building permit. All fencing should be
installed in accordance with City Code.
Freedom Storage Center - MCU-07-004
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THEHEARlNGDATE OF JULY 19,2007
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water (UDC ll-3A-15). The Applicant should 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 cOIUlection to the culinary water system shall be required. If a single-
point cOIUlection is used, the developer will be responsible for the payment of assessments for the
landscaped areas prior to occupancy for the proposed office / retail building. An underground,
pressurized irrigation system should be installed to all landscape areas per the approved
specifications and in accordance with City Code.
Refuse / Service Areas: The submitted landscape plan does not depict where the refuse / service
areas will be. UDC 11-3A-12 requires the visual and acoustic impacts of these functions are fully
contained and out of view from adjacent properties and public streets. All future CZC
application(s) should clearly demonstrate how this standard is met.
b. Staff Recommendation: Staff is recommending approval of MCU-07-004 for Freedom
Storage Center, as presented in the Staff Report for the hearing date of July 19, 2007, and
based on the Findings of Fact as listed in Exhibit C. The Meridian Planning and Zoning
Commission heard this item on July 19, 2007. At the public hearing, the Commission approved
the subiect MCU request.
11. EXHmITS
A. Drawings
1. Vicinity / Zoning Map
2. Previously Approved Site Plan / Landscape Plan / Elevations (CUP-04-017)
3. Proposed Site Plan (REVISED 7/1 7/2007) / Landscape Plan / Elevations / Floor Plan
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Sanitary Service Company
C. Required Findings from the Unified Development Code
Freedom Storage Center - MCU-07-004
Page 8
CITY OF MERIDIAN PLANNING DEP ARlMENT STAFF REPORT FOR THE HEARING DATE OF JULY 19, 2007
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CITY OF MERIDIAN PLANNING DEPARlMENT STAFF REPORT FOR THE HEARING DATE OF JULY 19,2007
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 19,2007
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 19, 2007
B. Agency Comments / Conditions of Approval
1. PLANNING DEPARTMENT
1.1 All applicable conditions of the approved annexation / zoning (AZ-04-013) and Conditional Use
Pennit (CUP~04-0l7) shall also be considered conditions of the subject CUP application.
1.2 All construction shall substantially comply with the submitted site plan (dated 6/7/07), landscape
plan (dated 6/7/07), and elevations (dated 6/7/07). 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.
1.3 The submitted landscape plan, prepared by W & H Pacific, and dated 6/7/07, is approved with the
following notes:
· Provide a 25-foot wide (minimum) landscape buffer along Overland Road. Landscape
materials shall be in accord with UDC~ 11 ~3B~ 7.
· Provide a 25~foot wide (minimum) landscape buffer along the west property boundary.
Landscape materials shall be in accord with UDC-11-3B~9.
. Provide parking lot landscaping in accord with UDC~11~3B~8.
· 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 l2~13~13~3).
· If necessitated durinl!: the construction process. any trees located within the existinl!:
landscape buffers shall be relocated within the same buffer as opposed to removed from
the site.
· Any additional rieht-of-way alonl!: Overland shall be landscaped with l!:rass or other
veeetative eroundcover. as allowed by ACHD.
1.4 The reauired turnaround for the fire department shall utilize grass crete within the landscape
buffer. as depicted on the revised site plan presented at the hearinl!:. Provide Staff with an updated
landscape plan with submittal of a Certificate of Zonin!! Compliance.
1.5 Provide Staff with a letter from the neiR:hbor to the west stating agreement with the proposed
chan!!es to the landscape buffer prior to issuance of a Certificate of Zoninl!: Compliance.
1.6 Off-street parking shall be provided and vehicular use areas shall be paved in accordance with
UDC~11~3C.
1.7 Provide, at minimum, a 2~park bicycle rack on site, to be located near the main building entrance.
1.8 An underground, pressurized irrigation system shall be installed to all landscape areas per the
approved specifications and in accordance with UDC 11 ~3A~6 and MCC 9-1 ~2.
1.9 All fencing shall be installed in accordance with UDC~11~3A-7. If no permanent fencing is
provided, temporary construction fencing to contain debris must be installed around the perimeter
prior to issuance of a building pennit.
1.10 The Applicant shall coordinate the location and design of trash dumpsters with Sanitary Services
Company (SSe) staff. Trash enclosures must be built in the location and to the size approved by
SSC. Prior to Certificate of Zoning Compliance (CZe) 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.
Exhibit B Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 19,2007
1.11 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.
1.12 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 irrigation). A bid must
accompany any request for temporary occupancy. Any temporary occupancy will not exceed 60
days to complete the required improvements.
1.13 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.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of mains to the Black
Cat Trunk via the Hardifl Drai:a Stoddard Road. The Applicant shall install mains to and through
this subdivision; Applicant shall coordinate main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to provide
service. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is
less than three feet than alternate materials shall be used in conformance of City of Meridian
Public Works Departments Standard Specifications.
2.2 Water service to this site is being proposed via extension of mains in W. Overland Road. The
applicant shall be responsible to install water mains to and through this development, coordinate
main size and routing with Public Works.
2.3 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13
and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being fmalized prior to construction plan approval.
2.4 The Applicant shall provide a 20-foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants).
2.5 The Applicant has not indicated who will own and operate the pressure irrigation system in this
proposed development. If it is to be maintained as a private system, plans and specifications will
be reviewed by the Public Works Department as part of the construction plan review. A "draft
copy" of the operations and maintenance manual will be required prior to plan approval. If it is to
be owned and maintained by an irrigation district, then a letter of plan approval shall be submitted
prior to scheduling of a pre-construction meeting.
2.6 The City of Meridian requires that pressurized irrigation systems be supplied by a year.round
source of water (UDC ll-3A-6). The Applicant should be required to use any existing surface
water for the primary source. If a surface 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 will
be responsible for the payment of assessments for the common areas.
2.7 Meridian Public Works specifications do not allow any large landscaping within a five foot radius
of water meters. The Applicant shall make the necessary adjustments to achieve this separation
requirement and comply with all landscape requirements.
2.8 Any existing domestic wells and/or septic systems within this project shall be removed from
domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-
domestic purposes such as landscape irrigation.
Exhibit B Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 19, 2007
2.9 Per UDC 11.3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being developed shall be tiled. 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 prior
to plan approval. If lateral users association approval can not be obtained, alternate plans will be
reviewed and approved by the City Engineer.
2.10 A drainage plan designed by a State of Idaho 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 shall 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.
2.11 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
required improvements prior to signature on the [mal plat. These include but are not limited to,
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, and water.
2.12 Sewer, water, pressurized irrigation, and any life safety development improvement shall receive
final approval prior to occupancy. Other required development improvements, such as fencing,
micropaths, and landscaping may be bonded for prior to obtaining certificates of occupancy
2.13 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process.
2.14 It shall be the responsibility of the Applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.15 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.16 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.17 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes
are located on or near sidewalk the Applicant shall comply with all American with Disabilities
Act requirements for unobstructed sidewalk access.
2.18 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
3. FIRE DEPARTMENT
3.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 Yz" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on comers when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
Exhibit B Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 19, 2007
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
3.3 The parking lot at the west property boundary has no outlet for emergency vehicles. Any
roadway / driveway / parking lot greater than 150 feet in length that is not provided with an outlet
shall be required to have an approved turn around.
3.4 All entrance and internal roadways / driveways shall have a turning radius of 28' inside and 48'
outside and shall have a clear driving surface which is 20' wide.
3.5 All conunon driveways shall be straight or have a turning radius of 28' inside and 48' outside and
shall have a clear driving surface which is 20' wide.
3.6 Operational fire hydrants, temporary or permanent street signs, and access roads with an all weather
surface are required before combustible construction is brought on site.
3.7 Conunercial and office occupancies will require a fire-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.8 All aspects ofthe building systems (including exiting systems), processes, and storage practices shall
be required to comply with the International Fire Code.
3.9 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
3.10 Provide exterior egress lighting as required by the International Building & Fire Codes.
3.11 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped
throughout with an approved automatic sprinkler system installed in accordance with Section
903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183
m).
b. For buildings equipped throughout with an approved automatic sprinkler system installed
in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600
feet (183 m).
3.12 If installed, the electric gate is required to be 20' wide and be equipped with a Knoxbox key
switch.
4. POLICE DEPARTMENT
4.1 The proposed landscaping creates a hiding spot near the inset parking lot. The Applicant shall
submit a revised landscaping plan that affords greater visibility of the area from public areas such
as a street or parking lot. Contact the Meridian Police Department to discuss this further.
5. SANITARY SERVICES COMPANY
5.1 SSC has no conunents related to this application.
Exhibit B Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 19, 2007
C. Required Findings from the Unified Development Code
The Commission shall base its determination on the Conditional Use Permit request upon the
following:
1. That the site is large enough to accommodate the proposed use and meet all the dimensional
and development regulations in the district in which the use is located;
The Commission believes the site is large enough to acconunodate the proposed use, as the site
was previously approved for similar uses. The Applicant will be required to comply with all
dimensional standards of the UDC prior to issuance of Certificate of Zoning Compliance for the
construction of the office / retail building.
Staff reconunends the Commission rely on Staff s analysis and any oral or written public
testimony provided when determining if this site is large enough to acconunodate the proposed
use.
2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in
accord with the requirements of this Title;
The Commission finds that the Comprehensive Plan Future Land Use Map designation for this
property is Mixed Use - Neighborhood (MU-N). The property is currently zoned C.G, and had
been previously approved for a storage facility and related uses. The Commission believes that
the proposed office / retail building is consistent with the previous uses that were approved on
this site as part of the Planned Development. (See Sections 8, 9, and 10 above for more
information regarding the requirements for this use.)
3. 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;
The Commission finds that the proposal is consistent with the intended character of Queensland
Acres to the east and is harmonious with the existing character of the "fudustrial" zone to the
north. Consideration for adequate buffering of the existing and future residential subdivisions has
been considered.
The Commission fmds that the proposal, if designed, constructed, and operated in accordance
with adopted city ordinances, should be harmonious and appropriate in appearance with the
intended character of the vicinity.
4. That the proposed use, if it complies with all conditions of the approval imposed, will not
adversely affect other property in the vicinity;
As noted above, the Commission is reconunending that adequate landscape buffers be installed
with this development. This requirement should help mitigate any potentially disturbing aspects
of the proposal from the neighboring properties. The Commission does not anticipate that the
proposed use will be hazardous or disturbing to future or existing neighbors, as long as the
reconunended conditions of approval are complied with. Staff reconunends the Commission rely
on public testimony to determine whether or not the proposed uses will be disturbing or
hazardous to the existing or future neighboring uses.
5. That the proposed use will be served adequately by essential public facilities and services
such as highways, streets, schools, parks, police and fire protection, drainage structures,
refuse disposal, water, and sewer;
The Commission finds that the site will be adequately served by the public facilities and services.
Exhibit C
Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 19,2007
6. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community;
If approved, the Applicant will be fInancing any improvements required for development. The
Commission fInds there will not be excessive additional requirements at public cost and that the
proposed use will not be detrimental to the community's economic welfare.
7. That the proposed use will not involve activities or 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;
and
The Commission finds that the proposal will not create excessive traffIc, noise or other nuisances
that would be detrimental to the general welfare of the surrounding area. The Commission
recognizes that some trafflc and noise will increase with the approval of this application;
however, the Commission does not believe that the amount generated will be detrimental to the
public welfare or the City.
8. 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.
The Commission [mds that there should not be any health, safety or environmental problems
associated with the proposal that should be brought to the Commission's attention. The
Commission further finds that the proposal will not result in the destruction, loss or damage of
any natural, scenic, or historic feature of major importance.
Exhibit C
Page 2