HomeMy WebLinkAboutStor-It Addition CUP-07-021CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF E IDIAN~'
LAW AND i u A H o
DECISION & ORDER
In the Matter of Request for Conditional Use Permit Approval to Expand the Existing Self-
Service Storage Unit Facility Located at 355 N. Ten Mile Road
Case No(s). CUP-07-021
For the Planning and Zoning Commission Hearing Date of: January 3, 2008 (Findings on
January 17, 2008)
A. Findings of Fact
Hearing Facts (see attached Staff Report for the hearing date of January 3, 2008,
incorporated by reference)
2. Process Facts (see attached Staff Report for the hearing date of January 3, 2008,
incorporated by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of January
3, 2008, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the
hearing date of January 3, 2008, 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. §67-6503).
2. The Meridian Planning & Zoning Commission takes judicial notice of its Unified
Development Code codified at Title 11 Meridian City Code, and all current zoning reaps
thereof. The City of Meridian has, by ordinance, established the Impact Area and the
Amended Comprehensive Plan of the City of 1Vleridian, 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 §
11-SA.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-07-021
Page 1
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 Mayor 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, Landscape Plan, and the Conditions of
Approval all in the attached Staff Report for the hearing date of January 3, 2008,
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 § 11-SA and based upon the above and foregoing Findings of Fact which are herein
adopted, it is hereby ordered that:
1. The applicant's Conditional Use Permit as evidenced by having submitted the Site Plan,
dated 10/16/07, and Landscape Plan, dated 8/16/08, prepared by Quadrant Consulting,
is hereby conditionally approved; and,
2. The site specific and standard conditions of approval are as shown in the attached Staff
Report for the hearing date of January 3, 2008, incorporated by reference.
D. Notice of Applicable Time Limits
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-SB-6.G.1, 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 maybe granted. With all extensions, the Director or Commission may
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-07-021
Page 2
require the conditional use comply with the current provisions of Meridian City Code
Title 11.
E. Notice of Final Action and Right to Regulatory 'T'akings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 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 maybe filed.
2. Please take notice that this is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code § 67-6521 an affected person being a person who has
an interest in real property which maybe 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 January 3, 2008.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-07-021
Page 3
.~
By action of the Manning & Zoning Commission at its regular meeting held on the VGL~ (~-CP~O~L~
day of ~ ~ , 200. ~„J
D
COMMISSIONER DAVID MOE VOTED_1GJ~
(Chair)
COMMISSIONER MICHAEL ROHM VOTED_~~~4~
COMMISSIONER WENDY NEWTON-HUCKABAY VOTED
COMMISSIONER TOM O'BRIEN VOTED
COMMISSIONER c~~-~~rnn~xr e v
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vnT>~,D 1 r
Attest: ```\`````~~ a®~ooaooeooooos,~~ers~ds
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Tara Green, Deputy €ity lerk~~~'~~ =
Copy served upon Appt~a~~t ~T ~ • ~~~partment, Public Works Department and City
,, ~~.
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/'~~~rlfllfl II11111~``
Attorney.
By Dated: ~~S D ~'
City Clerk's o~c.L,
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-07-021
Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008
STAFF REPORT Hearing Date: January 3, 2008
TO: Planning & Zoning Commission
FROM: Sonya Wafters, Associate City Planner E IDIAN~-
(208) 884-5533 I D A H. A
SUBJECT: Stor-It Addition
• CUP-07-021
Conditional Use Permit to expand the existing self-service storage unit facility
located at 355 N. Ten Mile Road
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The Applicant, Avest Limited Partnership, is requesting Conditional Use Permit (CUP) approval to
construct additional storage units at the self-service storage facility located at 355 N. Ten Mile Road.
The site is currently zoned C-G and consists of 15.44 acres.
The storage facility (consisting of self-.storage units and outdoor storage parking) was originally
developed in Ada County. In 2004, the site was annexed into the City with a C-G zoning district.
Because the storage unit facility was an existing approved use in the County and because the
Meridian City Code in affect at that time allowed storage unit facilities as a permitted use in the C-G
zoning district, a CiJP was not required at that time. Because an addition to the storage unit facility is
proposed and because current City Code (UDC 11-2B-2) requires CUP approval of self-service
storage facilities, a CUP is required for the expansion of the existing use.
2. SUMMARY RECOMMENDATION
Staff has provided a detailed analysis of the requested CUP application below. Staff recommends
approval of CUP-07-021 for Stor-It, as presented in the Staff Report for the hearing date of
January 3, 2008, based on the Findings of Fact as listed in Exhibit C and subject to the
conditions listed in Exhibit B.
The Meridian Planning and Zoning Commission heard this item on January 3, .2008. At the
public hearing, they moved to approve CUP-07-021.
a. Summary of Commission Public Hearing:
i. In favor: Craig Callaham, Quadrant Consulting (Applicant's Representative);
Larry Woodard (Ten Mile Christian Church)
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: None
v. Staff presenting application: Sonya Wafters
vi. Other staff commenting on application: Anna Canning
b. Kev Issues of Discussion by Commission:
i. Type of storage building (solid block back wall with an open front for RV
parking) proposed along west property boundary;
ii. Fencing along the multi-use pathway that bisects the site in relation to security
of the storage facility (keyed entry at bridge);. and
iii. Hours of operation of the storage facility.
c. Kev Commission Changes to Staff Recommendation:
i. Modify condition #1.6e to allow the portion of the site east of the Ten Mile Creek
to continue to operate 24 hours aday/7 days a week and restrict hours of
operation to 6 am - 11 pm for the area west of the Ten Mile Creek.
Stor-It CUP-07-021 Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008
3. PROPOSED MOTIONS
Approval
After considering all Staff, Applicant, and public testimony, I move to approve File Number CUP-07-
021, as presented in the staff report for the hearing date of January 3, 2008, with the following
modifications to the conditions of approval: (add any proposed modifications). Ifurther move to
direct Staff to prepare an appropriate findings document to be considered at the next Planning and
Zoning Commission hearing on January 17, 2008.
Denial
After considering all Staff, Applicant, and public testimony, I move deny File Number CUP-07-021,
as presented during the hearing on January 3, 2008, for the following reasons: (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 Commission hearing on January 17, 2008.
Continuance
After considering all Staff, Applicant, and public testimony, I move to continue File Number CUP-
07-021 to the hearing date of (insert continued hearing date here) for the following reason(s): (you
should state specific reason(s) for continuance)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
355 N. Ten Mile Road (Parcel #51210447501)
Southeast '/ of Section 10, Township 3 North, Range 1 West.
b. Owner:
Avest Limited Partnership
P.O. Box 140075
Boise, ID 83714
c. Applicant/Contact:
Same as Owner
d. Present Zoning District: C-G (General Retail and Service Commercial)
e. Present Comprehensive Plan Designation: Mixed Use -Regional
£ Description of Applicant's Request: The Applicant is requesting Conditional Use Permit (CUP)
approval for an expansion of the existing self-service storage unit facility.
g. Description of Applicant's Justification for CUP Approval: "The existing use of storage units fits
into the goals and objectives of the Meridian Comprehensive Plan because it provides a needed
service that is compatible with existing and future uses and is desirable to be utilized by all the
other surrounding uses. Storage units are utilized by both business and residential uses. Storage
units are one of the lowest traffic generating uses for this site on Ten Mile Road."
5. PROCESS FACTS
a. The subject application will, in fact, constitute a conditional use as detemuned by City
Ordinance. By reason of the provisions of Idaho Code, Title 67, Chapter 65, and UDC 11-SA-2D,
a public hearing is required before the Planning and Zoning Commission on this matter.
Stor-It CUP-07-021 Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008
b. Newspaper notifications published on: December 17 and 31, 2007
c. Radius notices mailed to properties within 600 feet on: December 20, 2007
d. Applicant posted notice on site by: December 18, 2007
6. LAND USE
a. Existing Land Use(s): Self-service storage unit facility
b. Description of Character of Surrounding Area: Rural residential and agricultural property exists
to the north and east of the site and the property to the south and west is currently in the
development process (Ten Mile Christian Church and Umbria Subdivision).
c. Adjacent Land Use and Zoning
1. North: Rural residential property, zoned R1 and RUT (Ada County)
2. East: Agricultural property, zoned RUT (Ada County)
3. South: Agricultural property in transition to a church use (Ten Mile Christian Church), zoned
R-4
4. West: Agricultural property in transition to multi-family residential use (Umbria
Subdivision), zoned R-15
d. History of Previous Actions Pertaining to this Site:
• This property was developed as aself-service storage unit facility in Ada County.
• On March 1.5, 2005., this property was annexed (AZ-04-033) into the City with a C-G
zoning district (Ordinance #OS-1143). A Development Agreement was approved with the
annexation of the property (Instrument No. 105115815).
e. Existing Constraints and Opportunities
1. Public Works
Location of sewer: 21 inch line located on the west side of the property.
Location of water: 10 inch water line located on the west side of the property.
Issues or concerns: Fire Flow Requirements possible connection to 8 inch water line in
existing storage facility.
2. Vegetation: Any and all existing trees on site that are 4-inch caliper or greater in size
that are removed from the site shall be replaced in compliance with the mitigation
requirements contained in UDC 11-3B-10.
3. Floodplain: NA
4. Canals/Ditches Irrigation: The Ten Mile Creek bisects the subject property.
5. Hazards: No hazards are known to exist on the site except for the Ten Mile Creek, which
may present a danger to children if they should accidentally fall in.
6. Existing Zoning: C-G
7. Lot Size: 15.44 acres
f. Conditional Use Information:
1. Non-residential square footage: 136,197 square feet (s.f.) addition proposed (115,568 s.f.
existing)
Stor-It CUP-07-021 Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008
2. Hours of Operation: 24 hours per day, 7 days a week (proposed)
g. Off-Street Parking:
1. Parking spaces required: 506
2. Parking spaces provided: 5
3. Compact spaces proposed: 0
Per UDC I1-3C-6B, one parking space is required per S00 square feet of gross floor area in
commercial districts. There are existing parking stalls on the site located by the oj~ce/residence
that Staff believes is sufficient for the existing and proposed use. Because this is a unique use
that doesn't really fit with the parking standards contained in the UDC, Staff recommends that
the applicant apply for Alternative Compliance to this requirement in compliance with the
standards listed in UDC 11-SB-S, with the Certificate of Zoning Compliance application for the
additional storage units proposed with this application.
h. Landscaping
1. Width of street buffer(s): A minimum 25-foot wide buffer is required and was previously
constructed along N. Ten Mile Road; landscaping within the buffer shall comply with the
current street buffer landscaping standards listed in UDC 11-3B-7.
2. Width of buffer(s) between land uses: Per UDC 11-4-3-34G, a 10-foot wide buffer is
required along the west property boundary adjacent to the future multi-family residential use
and property currently zoned R-15; buffer shall be constructed in accordance with the
standards listed in UDC 11-3B-9.
3. Other landscaping standards: See 11-3B-12 for landscaping requirements adjacent to the
multi-use pathway along the south side of the Ten Mile Creek.
i. Required dimensional standards for the C-G zone, per UDC 11-2B-3:
DIMENSIONAL STANDARDS' C-G
Front setback in feet 0
Rear setback in feet 0
Interior side setback in feet 0
Street landsca a buffer in feet
Local 10
Collector 20
Arterial 25
Ent a corridor 35
Interstate 50
Landscape buffer to residential uses
in feet "'` 25 [see note below]
Maximum buildin hei ht in feet 65
Maximum building size without
design standard approval as set
forth in 11-3A 3 ins care feet 200,000
Parking requirements See Chapter 3 Article C. off-street parking and loading
re uirements
Landsca in re uirements See Cha ter 3 Article B. landsca in re uirements
*All setbacks shall be measured from the ultimate right-of-way for the street classification as shown
on the adopted Transportation Plan.
**minimum setback only allowed with reuse of existing residential structure.
***Where the adjacent property is vacant, the Director shall determine the adjacent property
designation based on the Com rehensive Plan desi nation.
Stor-lt CUP-07-021 Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008
Note: Per UDC 11-4-3-34G (Specific Use Standards for Self-Service Storage Facility) allows
landscape buffers to be reduced to 10 feet j`a sound attenuation wall is provided; the rear of the
storage unit along the west boundary will serve as a sound attenuation wall.
j. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Access to this
site is provided from Ten Mile Road, an arterial street. An emergency fire access point is
proposed at the southwest corner of the site. Please see Staff's comments below in Section 10,
pertaining to the location of the proposed emergency access point.
7. COMMENTS MEETING
On December 14, 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 Parks
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 Ten Mile Interchange Specific Area Plan, adopted in June 2007, designates the subject property
as "High-Density Residential." Per Chapter 3, page 3-7, of the Ten Mile Plan, High Density
Residential areas should include a mix of housing types that achieve an overall average density target
of at least 16-25 dwelling units per gross acre. Most developments within the High Density
Residential areas .should fall within or below this range, although smaller areas of higher or lower
density maybe included. Residential densities can be concentrated in multistory projects with up to
50 dwelling units per acre allowed.
The subject site is currently designated C-G, which allows storage units as a Conditional Use. The
Ten Mile Plan which is an expression of the City's long term vision for a planning area that includes
the subject site conflicts with the C-G zoning. Where such conflicts exist, the zoning supercedes the
plan. However, that is more a short termed situation. Because the Ten Mile Plan envisions future
development over a long term period (10-20 years) it is likely that transformation of the area from
primarily vacant land or low density development intense commercial, mixed use, employment and
higher density residential will exert pressures on the subject site leading to its ultimate conversion to
the planned high density residential or other uses contemplated in the Ten Mile Plan. The site is in
close proximity to areas designated Mixed Use Commercial as well a planned transit station.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed development (staff analysis below policy in italics):
• "Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII, Goal
IV, Objective D, Action item 2)
One curb cut on Ten Mile Road exists and no new curb cutes are proposed with this
application.
• "Require appropriate landscape and buffers along transportation corridors (setback,
vegetation, low walls, berms, etc.)." (Chapter VII, Goal IV, Objective D, Action item 4)
A 25 foot wide landscape street buffer is required along Ten Mile Road. Said buffer should
be landscaped in accordance with the standards listed in UDC 11-3B-7C. The Ten Mile Area
Plan also encourages generous landscaping as well as the provision of street trees.
Stor-It CUP-07-021 Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008
"Permit new ..commercial development only where urban services can be reasonably
provided at the time of fmal approval and development is contiguous to the City." (Chapter
IV, Goal I, Objective A, Action item 6)
This property is currently in the City and is provided with City services.
• "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, Action item 5)
The subject property has frontage on a designated minor arterial street, Ten Mile Road. The
existing uses adjacent to this site have not yet developed to the expected residential densities
or commercial uses anticipated in the Comprehensive Plan -Ten Mile Interchange Specific
Area Plan.
The existing storage facility will be complemented by the uses of a church to the south of the
property and medium to high density residential densities to the west of the site. The
comprehensive plan future land use map designation to the north of the site is Mixed Use -
Community and to the east of the site is Civic. The anticipated residential densities and
future commercial uses in the general vicinity would be expected to utilize the storage
facilities.
"Plan for a variety of commercial and retail opportunities within the Impact Area."
(Chapter VII, Goal 1, Objective B)
The proposed and existing self-service storage facilities are the only storage facilities in the
general vicinity. It is expected that a variety of commercial and residential uses would
utilize the site with a mix of infill commercial sites and a varying of densities in the
residential developments.
"Require all commercial businesses to install and maintain landscaping." (Chapter V, Goal
III, Objective D, Action item 5)
Landscaping is proposed with this application and should be installed in accordance with the
applicable standards listed in UDC 11-3B.
• "Multi-use off street pathways are to be located along, natural drains/creeks and canals... the
UPRR railroad corridor." (Chapter VI, Figure VI-3)
The Parks Department Master Pathways Plan designates amulti-use pathway along the Ten
Mile Creek, which bisects this site. The landscape plan submitted with this application
depicts a 10 foot wide multi-use pathway along the south side of the creek in compliance with
the Pathways Plan. Said pathway should be constructed in accordance with the standards in
the afore-mentioned Pathways Plan and UDC 11-3B-12.
Staff believes that the proposed use is consistent with the Comprehensive Plan and is compatible
with the existing and future surrounding uses. Staff recommends that the Commission rely on any
verbal or written testimony that may be provided at the public hearing when determining if the
applicant's request is appropriate for this property.
9. ZONING ORDINANCE
a. Allowed Uses in Commercial Districts: UDC Table 11-2B-2 lists the permitted, accessory, and
conditional uses in the C-G zoning district. Self-service storage facilities are a conditional use in
Stor-It CUP-07-021 Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008
the C-G zoning district.
b. Purpose Statement of Zone: The purpose of the C-G district is to provide for commercial uses
which are customarily operated or almost entirely within a building; to provide for a review of the
impact of proposed commercial uses which are auto and service oriented and are located in close
proximity to major highway or arterial streets; to fulfill the need oftravel-related services, as well
as retail sales for the transient and permanent motoring public.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation: Staff is generally supportive of the CUP
request as proposed, with the following comments:
CUP: The applicant submitted a site plan, prepared by Quadrant Consulting, dated 10/16/07,
labeled as Sheet CUP. The site plan depicts 8 new storage unit structures at the west end of the
subject property across the Ten Mile Creek and an addition to an existing storage unit and 2
additional storage units on the east side of the Ten Mile Creek. Per UDC 11-2B-2, storage unit
facilities require CUP approval in the C-G zoning district. When the existing portion of the
storage unit facility was constructed, the property was in Ada County. Since that time, the
property has been annexed into the City. Because an addition to the facility is proposed, a CUP is
required and the entire site must comply with current provisions of the UDC.
Dimensional Standards: There are no setback requirements in the C-G zoning district. However,
where landscape buffers are required, buildings must be setback at least the width of the required
buffer. Per UDC 11-4-3-34G, a 10-foot wide buffer, instead of the 25-foot normally required,
between land uses is allowed as proposed adjacent to the future residential uses along the west
property boundary with construction of a sound attenuation wall; Staff believes that the rear of
the storage unit along the west boundary will serve as a sound attenuation wall, if it is a concrete
masonry wall. Staff has added a condition of approval stating such requirement. The perimeter
buildings will also screen the outdoor parking from neighboring views. Future phases would add
the interior indoor buildings as demand increases.
Self-Service Uses: The existing and proposed use of the property is aself-service storage unit
facility. The UDC (11-3A-16) requires all unattended self-service uses to comply with the
following requirements:
A. Entrance or view of the self-service facility shall be open to the public street or to
adjoining businesses and shall have low-impact security lighting.
B. Financial transaction areas shall be oriented to and visible from an area that receives a
high volume of traffic, such as a collector or arterial street.
C. Landscape shrubbery shall be limited to no more than three feet (3') in height between
entrances and financial transaction areas and the public street.
The applicant shall comply with the above requirements. The Meridian Police Chief or
designee may approve alternative standards where it is determined that a similar or greater
level of security is provided.
Self-Service Storage Facilities: Per UDC 11-4-3-34, there are Specific Use Standards that apply
to the proposed use of the property as follows:
A. Storage units and/or areas shall not be used as dwellings or as a commercial or industrial
place of business. The manufacture or sale of any item by a tenant from or at a self-
service storage facility is specifically prohibited. The applicant shall comply with this
requirement.
Stor-It CUP-07-021 Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008
B. On-site auctions of unclaimed items by the storage facility owners shall be allowed as a
temporary use in accord with Section 11-3E temporary use requirements of this Title.
C. The distance between structures shall be a minimum of twenty-five feet (25'). The site
plan depicts 25' between structures.
D. The storage facility shall be completely fenced, walled, or enclosed and screened from
public view. Where abutting a residential district or public road, chain-link shall not be
allowed as fencing material. Fencing is not depicted on the site or landscape plan; the
applicant shall comply with this requirement. Fencing in compliance with this
requirement shall be shown on a revised plan submitted with the Certificate of Zoning
Compliance application.
E. If abutting a residential district, the facility hours of public operation shall be limited to
6:00 a.m. to 11:00 p.m. The hours of operation of the storage facility shall be limited to
the aforementioned hours.
F. No structure, facility, drive lane, parking area, nor loading area shall be located adjacent
to a residential district without a sound attenuation wall. Staff believes that the rear of the
proposed storage unit, as conditioned, will serve as a sound attenuation wall.
G. If the applicant provides a sound attenuation wall, landscaping buffers may be reduced to
ten feet (10'). The applicant is proposing the rear of the storage unit building along the
west boundary to act as a sound attenuation wall and a 10 foot wide buffer in compliance
with this requirement. Staff believes this will meet the standard if such building wall is
constructed of concrete masonry.
H. If the use is unattended, the standards in accord with Section 11-3A-16 self service uses
of this Title shall also apply. (See standards from UDC 11-3A-16 above)
I. The facility shall have a second means of access for emergency purposes. The applicant
is proposing one emergency access point at the southwest corner of the property (Staff is
requesting that the emergency access point be relocated to align with that approved with
the church use to the south).
J. All outdoor storage of material shall be maintained in an orderly manner so as not to
create a public nuisance. Materials shall not be stored within the required yards. Stored
items shall not block sidewalks or parking areas and may not impede vehicular or
pedestrian traffic. The applicant shall comply with this requirement.
K. The site shall not be used as vehicle wrecking or junkyard as herein defined. The
applicant shall comply with this requirement.
L. For any use requiring the storage of fuel or hazardous material, the use shall be located a
minimum of one thousand feet (1,000') from a hospital. The applicant shall comply with
this requirement.
Building Elevations: Building elevations for the proposed storage units were submitted with this
application and are included as Exhibit A.4. Exterior materials are proposed to be cottage lap
vinyl siding with a metal roof. Staff has no objections of the elevations proposed by the applicant
as they comply with the maximum building height and size requirements of the C-G district. The
proposed building shall be constructed in accordance with the elevations shown in Exhibit A.4.
For the building wall adjoining the west boundary, the applicant should construct the wall with
split face masonry concrete blocks. This will not only serve as a visually pleasing material
compatible with the residential properties, but will also attenuate sound originating from the
storage facility.
Stor-It CUP-07-021 Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008
Design Guidelines: The design guidelines that were developed as part of the Ten Mile
Interchange Specific Area plan were developed in anticipation of more permanent structures with
different relationships to their surroundings, local street systems, and different uses. The proposed
project was not contemplated in the Ten Mile Plan.
Access: Access to the site is currently provided from Ten Mile Road. An emergency access point
is depicted on the site/landscape plan at the southwest corner of the property. The previously
approved Certificate of Zoning Compliance (CZC-07-235) for the Ten Mile Christian
Church, the property to the south, depicted an emergency access point to/from this site
along the south side of the Ten Mile Creek. The emergency access on this site should be
relocated to match up with the access point already approved with the church site and the
buildings and drive aisles should be designed to allow for the turning radius' required by
the Fire Department. If the storage facility wishes for the access road to the located at the
southwest corner of the site as depicted on the site plan, the applicant should work with the
church to determine a location that works for both sites. Cross-access is required to be
provided to the property to the south (Ten Mile Christian Church) for emergency access
between the sites. Additionally, the Fire Department is requesting that the bridge across the
Ten Mile Creek be constructed a minimum 20-feet in width; it's currently depicted as 18-
feet wide on the landscape plan. No additional access points are proposed with this application
to Ten Mile Road and none are approved.
Parking: Per UDC 11-3C-6B, in commercial districts, one off-street parking space is required
per 500 square feet of gross floor area. Based on the total square footage of structures on the
site (253,052 s.f.), 506 parking stalls are required; 5 spaces are currently provided.
Additionally, per UDC 11-3C-6G, one bicycle parking space is required to be provided for
every 25 vehicle spaces, in compliance with the standards listed in UDC 11-3C-SC. Because
of the type of use proposed, Staff would encourage the applicant to apply for Alternative
Compliance to UDC 11-3C-6B and 11-3C-6G for a reduction to vehicle and bicycle parking
requirements. Alternative Compliance may be requested with the Certificate of Zoning
Compliance for the additional storage units proposed.
Site Plan: Staff has reviewed the site plan (prepared by Quadrant Consulting, dated 10/16/07,
labeled as Sheet CUP, included as Exhibit A.2) submitted with this application and compared it
with the conceptual site plan (dated 2/15/05) approved with the annexation of this property in
2005. Staff finds the proposed site plan substantially complies with the conceptual plan. The
following items should to be shown on a revised site plan submitted with the Certificate of
Zoning Compliance for the additional storage units proposed on this site:
• The scale does not appear to be correct on the plan; correct scale.
• The bridge across the Ten Mile Creek shall be widened to a minimum of 20 feet.
• A minimum 10-foot wide multi-use pathway shall be constructed along the south side of
the Ten Mile Creek as depicted on the site plan.
• The storage facility shall be completely fenced, walled, or enclosed and screened from
public view, in compliance with UDC 11-4-3-34D; fencing details shall be included on a
revised site plan.
• Provide minimum 25-foot wide drive aisles on the site between buildings, per UDC 11-4-
3-34C and UDC Table 11-3C-5.
• Comply with the vehicle and bicycle parking requirements stated in UDC 11-3C-6B and
11-3C-6G or apply for Alternative Compliance to these requirements with the Certificate
of Zoning Compliance application.
Stor-It CUP-07-021 Page 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008
Landscaping: Staff has reviewed the landscape plan (prepared by Quadrant Consulting, dated
8/16/07, labeled as Sheet L-1, included as Exhibit A.3) submitted with this application. The
following items should be shown on a revised landscape plan submitted with the Certificate of
Zoning Compliance for the additional storage units proposed on this site:
• Provide a 10-foot wide landscape buffer along the west property boundary adjacent to the
future residential uses in accordance with the standards listed in UDC 11-3B-9. A
minimum of 1 tree per 35 linear feet is required within the buffer along with shrubs,
lawn, or other vegetative groundcover with the rear of the storage unit building serving as
a sound attenuation wall, as allowed by UDC 11-3B-9Clc. (Decorative rock mulch as the
only groundcover is prohibited; required landscape areas shall be at least 70% covered
with vegetation at maturity.)
• Provide additional landscaping within the street buffer along Ten Mile Road in
accordance with the standards listed in UDC 11-3B-7. A minimum of 1 tree per 35 linear
feet is required within the buffer along with shrubs, lawn, or other vegetative
groundcover.
• A minimum 5-foot wide perimeter landscape buffer shall be provided along all interior
lot lines that are adjacent to parking, loading, or other paved vehicular use areas,
including driveways, per UDC 11-3B-8C. The buffer shall be planted with a minimum of
1 tree per 35 linear feet and shrubs, lawn, or other vegetative groundcover. Decorative
rock mulch as the only groundcover is prohibited; required landscape areas shall be at
least 70% covered with vegetation at maturity.
• Landscaping along the multi-use pathway on the south side of the Ten Mile Creek shall
be installed in accordance with the standards listed in UDC 11-3B-12. A landscape strip a
minimum of 5-feet in width shall be provided along each side of the pathway. A
minimum of 1 deciduous tree shall be planted every 35 linear feet along with shrubs,
lawn, or other vegetative groundcover.
• All existing trees on site that are 4-inch caliper or greater in size that are removed from
the site shall be replaced in compliance with the mitigation requirements contained in
UDC 11-3B-10. Mitigation information shall be included on the landscape plan submitted
with the Certificate of Zoning Compliance application.
Hours of Operation: The existing and proposed hours of operation for the storage facility are 24
hours a day, 7 days a week. Per UDC 11-4-3-34E, if the facility abuts a residential district,
hours of public operation shall be limited to 6:00 a.m. to 11:00 p.m. Because the facility
abuts a residential district on the west, he applicant shall comply with this requirement.
Stor-It CUP-07-021 Page
10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008
Certificate of Zoning Compliance (CZC): A CZC application is required to be submitted, prior
to issuance of building permits, for the additional storage units proposed with this application.
The site/landscape plan submitted with the CZC shall be revised to comply with the conditions of
approval listed in Exhibit B of this report and shall be submitted prior to establishment of the new
use. All improvements must be installed prior to occupancy.
b. Staff Recommendation: Staff recommends approval of CUP-07-021 for the addition to the
Stor-It storage unit facility, as presented in the Staff Report for the hearing date of January
3, 2008, based on the Findings of Fact as listed in Exhibit C and subject to the conditions of
approval listed in Exhibit B. The Meridian Planning and Zoning Commission heard this
item on January 3 2008. At the public hearing, they moved to .approve CUP-07-021.
11. EXHIBITS
A. Drawings
1. Vicinity/Zoning Map
2. Site/Landscape Plan (prepared by Quadrant Consulting, dated 10/16/07, labeled as Sheet
CUP)
3. Landscape Plan (prepared by Quadrant Consulting, dated 8/16/08, labeled as Sheet L-1)
4. Building Elevations (Photos)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
8. Idaho Transportation Department
C. Required Findings from the Unified Development Code
Stor-It CUP-07-021 Page
11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008
A. Drawings
1. Vicinity Map
Exhibit A Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008
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Exhibit A Page I
CITY OF MERIDIAN PLANN3NG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008
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Exhibit A Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008
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Exhibit A Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 The site plan, prepared by Quadrant Consulting, dated 10/16/07, is approved, with the conditions
listed herein. The Applicant shall comply with all applicable conditions of approval associated
with this site (AZ-04-033 and Development Agreement Instrument No. 105115815). The
applicant shall revise the site plan as follows:
a. The scale does not appear to be correct on the plan; correct scale.
b. The bridge across the Ten Mile Creek shall be widened to a minimum of 20 feet.
c. The storage facility shall be completely fenced, walled, or enclosed and screened from public
view, in compliance with UDC 11-4-3-34D; fencing details shall be included on a revised site
plan.
d. Relocate the emergency access point shown at the southwest corner to align with the access
point previously approved with the church site to the south.
e. Provide minimum 25-foot wide drive aisles on the site between buildings, per UDC 11-4-3-
34C and UDC Table 11-3C-5.
£ Comply with the vehicle and bicycle parking requirements stated in UDC 11-3C-6B and 11-
3C-6G or apply for Alternative Compliance to these requirements with the Certificate of
Zoning Compliance application.
1.2 A nunirnum 10-foot wide rnulti-use pathway shall be constructed along the south side of the Ten
Mile Creek as depicted on the site plan.
1.3 The building wall adjoining the west property boundary adjacent to the residential district shall be
constructed as a sound attenuation wall with split face masonry concrete blocks.
1.4 The landscape plan, prepared by Quadrant Consulting, dated 8/16/08, shall be revised as follows:
a. Provide a 10-foot wide landscape buffer along the west property boundary adjacent to the
future residential uses in accordance with the standards listed in UDC 11-3B-9. A minimum
of 1 tree per 35 linear feet is required within the buffer along with shrubs, lawn, or other
vegetative groundcover with the rear of the storage unit building serving as a sound
attenuation wall, as allowed by UDC 11-3B-9Clc. (Decorative rock mulch as the only
groundcover is prohibited; required landscape areas shall be at least 70% covered with
vegetation at maturity.)
b. Provide additional landscaping within the street buffer along Ten Mile Road in accordance
with the standards listed in UDC 11-3B-7. A minimum of 1 tree per 35 linear feet is required
within the buffer along with shrubs, lawn, or other vegetative groundcover.
c. A minimum 5-foot wide perimeter landscape buffer shall be provided along all interior lot
lines that are adjacent to parking, loading, or other paved vehicular use areas, including
driveways, per UDC 11-3B-8C. The buffer shall be planted with a minimum of 1 tree per 35
linear feet and shrubs, lawn, or other vegetative groundcover. Decorative rock mulch as the
only groundcover is prohibited; required landscape areas shall be at least 70% covered with
vegetation at maturity.
d. Landscaping along the multi-use pathway on the south side of the Ten Mile Creek shall be
installed in accordance with the standards listed in UDC 11-3B-12. A landscape strip a
minimum of 5-feet in width shall be provided along each side of the pathway. A minimum of
Exhibit B Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008
1 deciduous tree shall be planted every 35 linear feet along with shrubs, lawn, or other
vegetative groundcover.
e. All existing trees on site that are 4-inch caliper or greater in size that are removed from the
site shall be replaced in compliance with the mitigation requirements contained in UDC 11-
3B-10. Mitigation information shall be included on the landscape plan submitted with the
Certificate of Zoning Compliance application.
1.5 The applicant shall comply with the standards listed in UDC (11-3A-16) for unattended self-
serviceuses as follows:
a. Entrance or view of the self-service facility shall be open to the public street or to adjoining
businesses and shall have low-impact security lighting.
b. Financial transaction areas shall be oriented to and visible from an area that receives a high
volume of traffic, such as a collector or arterial street.
c. Landscape shrubbery shall be limited to no more than three feet (3') in height between
entrances and financial transaction areas and the public street.
The Meridian Police Chief or designee may approve alternative standards where it is determined
that a similar or greater level of security is provided.
1.6 The applicant shall comply with the Specific Use standards listed in UDC 11-4-3-34 for self-
service storage facilities as follows:
a. Storage units and/or areas shall not be used as dwellings or as a commercial or industrial
place of business. The manufacture or sale of any item by a tenant from or at aself-service
storage facility is specifically prohibited.
b. On-site auctions of unclaimed items by the storage facility owners shall be allowed as a
temporary use in accord with Section 11-3E temporary use requirements of this Title.
c. The distance between structures shall be a minimum of twenty-five feet (25').
d. The storage facility shall be completely fenced, walled, or enclosed and screened from public
view. Where abutting a residential district or public road, chain-link shall not be allowed as
fencing material.
e. The facility hours of public operation for the area west of the Ten Mile Creek shall be
limited to 6:00 a.m. to 11:00 p.m. The area east of the Ten Mile Creek shall be allowed to
continue to operate 24 hours aday/7 days a week.
f. No structure, facility, drive lane, parking area, nor loading area shall be located adjacent to a
residential district without a sound attenuation wall.
g. If the applicant provides a sound attenuation wall, landscaping buffers may be reduced to ten
feet (10').
h. The facility shall have a second means of access for emergency purposes. The emergency
access point depicted on the proposed site plan shall be relocated to align with the emergency
access approved with the church site to the south.
i. All outdoor storage of material shall be maintained in an orderly manner so as not to create a
public nuisance. Materials shall not be stored within the required yards. Stored items shall not
block sidewalks or parking areas and may not impede vehicular or pedestrian traffic.
j. The site shall not be used as vehicle wrecking or junkyard as herein defined.
Exhibit B Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008
1.7 Building elevations of the proposed storage units shall comply with the elevations shown in
Exhibit A.4, except that the west wall adjoining the residential property shall be a split face
concrete masonry block wall.
1.8 The applicant shall submit a Certificate of Zoning Compliance application with revised plans that
comply with the conditions of approval listed herein, prior to establishment of the new use.
1.9 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.
1.10 No new signs are approved with this CUP application. All business signs require a separate sign
permit in compliance with the sign ordinance (LJDC 11-3D).
1.11 The Applicant shall have a maximum of 18 months to commence the use as permitted in accord
with the conditions of approval listed above. If the business has not begun within 18 months of
approval, a new conditional use permit must be obtained prior to operation.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of mains located on
the west side of the property (21 inch sewer). 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 located on the west side of the
property (10 inch water). The applicant shall be responsible to install two water connections due
to fire flow requirements. The applicant shall be responsible to install water mains to and through
this development, coordinate main size and routing with Public Works.
2.3 The applicant shall provide a 20-foot common lot for all public water/sewer mains outside of
public right of way. The common lot shall be covered with a blanket easement to the City of
Meridian.
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). The easements shall not be dedicated via
the plat. The description shall be consistent with the graphically depicted easements on the plat
but be recorded as a separate document using the City of Meridian's standard forms. Submit an
executed easement (on the form available from Public Works), a legal description, which must
include the area of the easement (marked EXHIBIT A) and an 81/2" x 11"map with bearings and
distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a
Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this
document.
2.5 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 should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, asingle-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 prior to
signature on the final plat by the City Engineer.
Exhibit B Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008
2.6 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 UDC 11-3A-6.
Plans shall be approved by the appropriate imgation/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, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
2.7 Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape imgation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
2.8 Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures
and inspections (208)375-5211.
2.9 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to the
issuance of a certification of occupancy for any structures within the project.
2.10 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.11 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process. This certification will be required
before a certificate of occupancy is issued for any structures within the project.
2.12 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that maybe required by the Army Corps of Engineers.
2.13 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.14 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.15 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.
2.16 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage
facility within this project that do not fall under the jurisdiction of an irrigation district or the
ACRD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
2.17 At the completion of the project, the applicant shall be responsible to submit record drawings
per the City of Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any structures within the
project.
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 'h" outlet face the main street or parking lot aisle.
Exhibit B Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008
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 corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
£ Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.3 All driveways, including the bridge and the emergency access driveway from the south, 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.
3.4 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.
3.5 Commercial and office occupancies will require afire-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.6 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).
3.7 This project will be required to provide a 20' wide swing or rolling emergency access gate at the
emergency access point to the site. The gate shall be equipped with a Knoxbox Padlock which has to
be ordered thru the Meridian Fire Department.
3.8 All buildings in complex shall be identified with building numbers.
3.9 Fire extinguishers are required on the site every 150 feet.
4. POLICE DEPARTMENT
4.1 The Police Department has no concerns related to the site design submitted with the application.
5. PARKS DEPARTMENT
5.1 The Parks Department did not submit comments on this application.
6. SANITARY SERVICES COMPANY
6.1 Provide a minimum 28' inside and 48' outside radius for al'1 alleys and private streets, where they
intersect a public street.
Exhibit B Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008
7. ADA COUNTY HIGHWAY DISTRICT
7.1 ACRD has reviewed the submitted application and site plan and has no site specific requirements
at this time due to the fact that all street improvements exist.
Exhibit B Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008
C. Required Conditional Use Permit Findings from UDC
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 finds that the existing site is large enough to accommodate the proposed use and
comply with the dimensional and development regulations of the C-G zoning district, except for
the parking requirements.
Off-street vehicle parking is required at the ratio of one space per 500 square feet of gross floor
area in commercial districts (UDC 11-3C-6). Bicycle parking is also required at a rate of 1 space
per 25 vehicle spaces. Because of the nature of the proposed use of the property for storage units,
Staff does not believe it's feasible to require the applicant to comply with these requirements.
Staff is recommending that the applicant apply for Alternative Compliance to this requirement
with the Certificate of Zoning Compliance application.
Staff recommends the Commission rely on Staff's analysis and any oral or written public
testimony provided when determining if this site is large enough to accommodate 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 -Regional. The property is currently zoned C-G, which complies with this
designation. The proposed use is generally harmonious with the requirements of the UDC (See
Sections 8 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, if the Applicant complies with the conditions outlined in this report,
the operation of the proposed use should be compatible with other uses in the general
neighborhood and with the existing and intended character of the area. Further, Staff believes that
the proposed use will not adversely change the essential character of the area.
4. That the proposed use, if it complies with all conditions of the approval imposed, will not
adversely affect other property in the vicinity.
The Commission finds that, if the Applicant complies with the conditions outlined in this report,
the proposed use will not adversely affect other property in the area. The Commission should rely
upon any public testimony provided to determine if the development will adversely affect the
other property in the vicinity.
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 previously mentioned public
facilities and services.
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.
Exhibit C Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 3, 2008
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.
Staff recognizes that traffic and noise is a concern; however, Staff does not believe that the
amount generated by the proposed new use of the property will be detrimental to any persons,
property, or the general welfare of the public. Staff does not anticipate the proposed use will
create excessive noise, smoke, fumes, glare, or odors.
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 fmds that there should not be any health, safety or environmental problems
associated with the proposed use that should be brought to the Commission's attention. The
Commission finds that the proposed use will not result in the destruction, loss or damage of any
natural, scenic, or historic feature of major importance.
Exhibit C Page 3