HomeMy WebLinkAboutStaff ReportSTAFF REPORT
Hearing Date: January 7, 2010
TO: Planning & Zoning Commission E IDIAN%'~'
FROM: Bill Parsons, Associate City Planner
(208) 884-5533
SUBJECT: CUP-09-012, DES-09-030, ALT-09-017 -Linder Self-Storage Facility
SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The Applicant, Chip Gallagher, has applied for Conditional Use Permit (CUP) approval for aSelf-
Service Storage Facility consisting of 10 buildings on approximately 3.49 acres in a C-G zoning
district. Concurrently, the applicant is requesting design review approval in accordance with Unified
Development Code (UDC) 11-SB-8C and the Meridian Design Manual. Alternative compliance is
also being requested to deviate from several of the design review standards listed in UDC 11-3A-19.
2. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed development with the conditions listed in Exhibit B,
based on the Findings of Fact and Conclusions of Law in Exhibit C.
3. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers CUP-09-
012, DES-09-030 and ALT-09-017 as presented in staff report for the hearing date of January 7, 2010
with the following modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers CUP-09-
012, DES-09-030 and ALT-09-017 during the hearing date of January 7, 2010 for the following
reasons: (You should state specific reason(s) for denial of the CUP.)
Continuance
I move to continue File Numbers CUP-09-012, DES-09-030 and ALT-09-017 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:
The site is located east side of Linder Road, approximately '/ mile north of McMillan Road;
SW '/ of Section 25, T.4N., R.1 W.
b. Owner/Applicant:
Chip Gallagher
8312 Northview Street, Suite 120
Boise, ID 83704
c. Representative: Byron Smith, Byron Lee Smith Architect, P.C. (870-9450)
d. Applicant's Request: Please see applicant's narrative for this information.
Linder Self Storage Facility CUP, DES & ALT PAGE 1
5. PROCESS FACTS
a. The subject application is for a conditional use permit; a public hearing is required before the
Planning & Zoning Commission on this matter, consistent with Meridian City Unified
Development Code Title 1 I , Chapter 5.
b. Newspaper notifications published on: December 21, 2009 and January 4, 2010
c. Radius notices mailed to properties within 300 feet on: December 11, 2009
d. Applicant posted notice on site by: December 28, 2009
6. LAND USE
a. Existing Land Use(s): The subject site is vacant land; zoned C-G.
b. Description of Character of Surrounding Area and Adjacent Land Uses and Zoning: There are
existing single-family homes in Fulfer Subdivision to the west, and a rural residential property to
the north. The property to the east is currently vacant, but will be developed with single-family
residential homes at urban densities as part of Paramount South 60 Subdivision.
1. North: Rural residential property, zoned RUT (Ada County) and Rocky Mountain High
School, zoned R-8
2. East: Proposed Single Family Residential (Paramount South 60 Subdivision), zoned R-8
3. South: Walgreens and vacant commercial lots (Paramount Commercial Southwest No.l),
zoned C-G
4. West: Single-family residences (Fulfer Subdivision No. 1), zoned R-8
c. History of Previous Actions:
• The subject property was annexed as part of the Paramount Subdivision in 2004 (AZ-03-
006). ADevelopment Agreement (Instrument No. 103137116) was also recorded at that time
that included the subject property.
• The subject property was included in the preliminary plat (PP-03-004) for Paramount
Subdivision as Lot 57, Block 3 that was approved in 2003.
• The subject property was included in the planned development (CUP-03-008) for Paramount
Subdivision that was approved in 2003. This property was designated on the conceptual site
plan for retaiUoffice uses.
• The subject property preliminarily platted (PP-07-Oll) as the Paramount Commercial
Subdivision in 2007. As part of that application, the development agreement (MI-07-007)
was modified to require administrative design review for all commercial buildings within
Paramount.
• In 2009 a property boundary adjustment was approved that reconfigured two lots to
accommodate the proposed self-service facility. A final plat is necessary to create the public
road that parallels the southern property boundary. Prior to occupancy the plat needs to be
recorded and the subdivision improvements completed.
d. Utilities:
1. Public Works:
Location of sewer: Paramount South 60.
Location of water: N Linder road.
Issues or concerns: Secondary Water Connection or looped water system may be needed
Linder Self Storage Facility CUP, DES & ALT PAGE 2
for fire flow requirements.
e. Physical Features:
1. Canals/Ditches Irrigation: No major facilities.
2. Hazards: Staff is not aware of any hazards that exist on the property.
3. Flood Plain: NA
4. Topography: NA
7. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Commercial" on the Comprehensive Plan Future Land Use Map. In
Chapter VII of the Comprehensive Plan, "Commercial" areas are anticipated to provide a full
range of commercial and retail to serve area residents and visitors.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply
to the proposed development (staff analysis in italics):
• Chapter VII, Goal III, Objective A, Action 1 -Require that development projects have
planned for the provision of all public services.
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands in the
,following manner:
- Sanitary sewer and water service will be extended to the project at the developer's
expense.
- The subject lands currently lie within the jurisdiction of the Meridian City Fire
Department, who currently shares resources and personnel with the Meridian Rural
Fzre Department.
- The subject lands currently lie within the jurisdiction of the Meridian Police
Department (MPD).
- The roadways adjacent to the subject lands are currently owned and maintained by
the Ada County Highway District (ACRD). This service will not change.
- The subject lands are currently serviced by the Meridian School District No. 2. This
service will not change.
- The subject lands are currently serviced by the Meridian Library District. This
service will not change.
Municipal, fee-supported, services will be provided by the Meridian Building Department,
the Meridian Public Works Department, the Meridian Water Department, the Meridian
Wastewater Department, the Meridian Planning Department, Meridian Utility Billing
Services, and Sanitary Services Company.
• "Require appropriate landscape and buffers along transportation corridors (setback,
vegetation, low walls, berms, etc.)." (Chapter VII, Goal N, Objective D, Action 4)
The applicant is required to install and maintain landscaping within the street buffers located
along N. Linder Road and, future extension of W. Deer Crest Street in accordance with UDC
11-38-7. The applicant submitted a landscape plan that generally complies with the
standards outlined in the UDC. However, a final plat must he submitted to the Planning
Department to ensure W. Deer Crest Street is extended adjacent to the site and landscaping
is installed as depicted on the submitted landscape plan.
Linder Self Storage Facility CUP, DES & ALT PAGE 3
• "Plan for a variety of commercial and retail opportunities within the Impact Area." (Chapter
VII, Goal 1, Objective B)
This area of Meridian is lacking aself-service storage facility. When Paramount was first
approved, it was envisioned that multiple non-residential uses would accompany the
residential uses. Staff believes this service is complementary to the existing residential uses
constructed and planned for the area.
• "Require all commercial businesses to install and maintain landscaping." (Chapter V, Goal
III, Objective D, Action 5)
In addition to the required streetscape buffers, the applicant is responsible for installing
parking lot landscaping and perimeter landscaping in accordance with the united
development code (UDC). Staff has reviewed the submitted plan and finds the plan
substantially complies with the rega~irements of the UDC.
• Chapter VI, Goal III, Objective A, Action 11 (page 87) -Develop trails and path plan.
The adopted Master Pathways Plan prescribes a 10 foot multi-use pathway adjacent to the
east side of Linder Road. At the time the intersection was being designed and constructed the
pathways plan was not officially adopted. The road improvements included the placement of
underground utilities, a S foot detached sidewalk and an on street hike lane and are now
constructed. Because of the expense involved in relocated and removing new infrastructure,
the Parks Director is supportive of not requiring the construction of the IO foot wide multi-
use pathway. Although the bike lane and 5-foot wide detached sidewalk are segregated,
Parks and Planning staff believes the current improvements meet the intent o_f the pathways
plan.
Staff also finds the following 2002 Comprehensive Plan text policies to be applicable to this
application:
• "The capacity of arterial ...roadways can be greatly diminished by excessive driveway
connections to the roadways. The City should cooperate with ACHD to minimize access
points on arterial roadways as development applications are reviewed." (Chapter VI, page 72)
The applicant is not proposing direct access to Linder Road with this application. However,
Paramount Commercial Subdivision was approved with a local street connection to Linder
Road. The applicant is proposing to take access, from the local street in the future.
Construction of the local street (Deer Crest Street) is necessary to facilitate access to this
site. The UDC requires roads be created through the platting process. A final plat has not
been submitted for this portion of the Paramount Commercial Subdivision. Staff is
recommending the approval and recordation of a,final plat and construction of Deer Crest
Street to ensure access is made available to this site as proposed.
• "Develop methods, such as cross-access agreements, frontage roads, to reduce the number of
existing access points on to arterial streets." (Chapter VI, Goal II, Obj. A, #12, page 79).
Because the storage facility will share a commercial driveway with a future building pad site
to the south, Staff is recommending that cross-access be provided between the two lots. In
addition, the applicant is depicted a commercial drive aisle stub to the northern Ada County
parcel for future connectivity. Cross access shall be granted to this property as well.
• "Restrict curb cuts and access points on ...arterial streets." (Chapter VII, Goal IV, Obj. D,
#5, page 107)
Linder Self Storage Facility CUP, DES & ALT PAGE 4
Direct lot access is prohibited with this application. Access for this property shall comply
with the standards outlined in UDC 11-3A-3. The facilitation of the access must be created
with recordation of a final plat and the construction of W. Deer Crest Street.
8. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of Zone: The subject site is designated "Commercial" on the City's zoning
map. The purpose of the commercial districts is to provide for the retail and service needs of the
conununity 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.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2B-2 lists the principal permitted,
accessory, conditional, and prohibited uses in the C-G zoning district. The proposed self-service
storage facility requires conditional use permit (CUP) approval in the C-G zoning district.
Compliance with the specific use standards listed in UDC 11-4-3-34 for the use is also required.
C. Dimensional Standards: Development of the site shall comply with the dimensional standards
listed in UDC 11-2B-3 for the C-G zoning district.
D. Landscaping
1. UDC 11-3B-8C regulates the parking lot standards of the development code (see section 9
below for further analysis).
2. UDC 11-3B-9C regulates the landscape buffers adjacent to residential land uses (see section 9
below for further analysis).
3. Width of street buffer(s): 25 feet along Linder Road; and 10 feet along Deer Crest Street.
E. Off-Street Parking: UDC 11-3C-6B requires 1 space for every 500 square feet of gross floor area;
a total of 64,263 square foot if building area is proposed. Based on this amount, 129 parking stalls
would be required; 10 are proposed (see section 9 below for further analysis).
F. Self-Service Uses: UDC 11-3A-16 lists the specific requirements for self service uses (see
section 9 below for further analysis).
9. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
CUP: The applicant submitted a CUP application and a site plan, prepared by Byron Lee Smith
Architect, dated 11/18/09, labeled as Sheet A1.0. The site plan depicts 10 new storage unit
structures (labeled A-K) and associated site improvements on 3.49 acres of land. The total square
footage of the proposed structures is approximately 64,263 square feet. Per UDC 11-2B-2, self-
service storage facilities require CUP approval in the C-G zoning district subject to specific use
standards.
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. UDC 11-2B-3 requires a 25-foot wide buffer along Linder Road. 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 east and the north property boundary
with construction of a sound attenuation wall. The applicant is proposing to use the perimeter
buildings as sound attenuation in lieu of constructing a sound attenuation wall. Staff believes that
the storage units along the aforementioned boundaries will serve as a sound attenuation wall and
the design of the building and landscaping makes for a more aesthetically pleasing development
Linder Self Storage Facility CUP, DES & ALT PAGE 5
adjacent to school site and the future residential other than a walled perimeter. It more than likely
the future residential home owners along the eastern boundary will have fencing along the
perimeter of the facility.
Self-Service Uses: The proposed use of the property is for aself-service storage facility. 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. N/A. This requirement is more
appropriate for banks with drive through services.
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. N/A
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.
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'). For the
most part the applicant complies with this reguirement. In the northeast corner the
applicant has provided a 10 foot separation between building C and building D. The
applicant shall revise the site plan and comply with the 25 foot minimum building
separation requirement or redesign the building so they are connected prior to the
submittal of a certificate ofzoning compliance application.
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. The applicant has designed the site so the perimeter storage
buildings screen the facility from public view. Staff believes the applicant complies with
this requirement.
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 conditions of approval will require that the 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. The subject site is adjacent to a
residential district along the eastern boundary and a small portion along the northern
boundary. The applicant has designed the site so that the buildings along the perimeter
provide the sound attenuation. In addition, a ten foot wide landscape buffer is also
proposed to help screen the back side of the storage buildings from the adjacent
residential. Staff believes the proposed buildings will serve as a sound attenuation wall
making the site more compatible with the future residential planned. for the area.
Linder Self Storage Facility CUP, DES & ALT PAGE 6
G. If the applicant provides a sound attenuation wall, landscaping buffers may be reduced to
ten feet (10'). As mentioned earlier, the perimeter buildings will act as a sound
attenuation wall. Therefore, staff believes the applicant may reduce the landscape buffers
adjacent to the residential districts to IO feet. Staff hus reviewed the submitted landscape
plan and the applicant has complied with dimensional and landscape standards listed in
the UDC.
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
has provided a second means of access in the southwest corner of the proposed
development. The extension of the roadway (W. Deer Crest Street) needs to be completed
to provide adequate access for the Fire Department.
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. Outdoor storage is not proposed for thr~s site. 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 is not proposing to
store any hazardous material on the site. The applicant shall comply with this
requirement.
Pedestrian Pathway: The subject property is part of the Paramount Commercial Subdivision.
With the approval of the preliminary plat, the developer was required to provide a pedestrian
connection to the high school to the north. Originally, the pathway was planned for the
Paramount South 60 Subdivision which is east of this property. During the public hearing the
City Council granted the developer's request to relocate this pathway from the Paramount South
60 Subdivision to the subject property. Development is now proposed and the self storage use is
not conducive for pedestrian connectivity; connectivity has been provided along the public streets
via sidewalks. During the initial discussions with the applicant and developer it was their
wishes the pedestrian pathway be reverted back to its original location in the Paramount
South 60 Subdivision. In order for the change to occur the current development agreement
for the site needs to be amended. Therefore, staff is supportive of not requiring the
pedestrian pathway however the current development agreement shall be amended to
include the construction of said pathway with the Paramount South 60 Subdivision.
Access: The submitted site plan depicts access from a future local street in accordance with UDC
11-3A-3. At this time, the local street is not constructed but was preliminarily approved with the
Paramount Commercial Subdivision. The UDC requires that roads be created through the platting
process. Staff is recommending that occupancy of the first building be tied to the
recordation of a final plat and the local street be extended from Linder Road to the eastern
property boundary.
The applicant is also proposing to construct the internal drive aisle that connects the site to the
adjacent roadway and provides future connectivity with the northern Ada County parcel. A
portion of this drive aisle is proposed to be constructed on the adjacent owner's property. The
applicant needs to provide a signed affidavit of legal interest from the adjoining property owner
allowing the construction of the drive aisle on his property with the submittal of a CZC
Linder Self Storage Facility CUP, DES & ALT PAGE 7
application. Further, a recorded cross access agreement will be required at the time of CZC
submittal to ensure access is granted to the adjoining property owners to the north and south of
the proposed development.
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
(64,263 s.f.), 129 parking stalls are required; 10 spaces are proposed on the submitted site plan.
Because this is a unique use that doesn't really fct with the parking standards contained in the
UDC, the applicant has requested alternative compliance iu accordance with UDC Il-SB-S.
Please see the alternative compliance section for further analysis.
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. Staff is
recommending the applicant provide sufficient bike parking on the site.
Site Plan: Staff has reviewed the site plan (prepared by Byron Lee Smith Architect, dated
11/18/09, labeled as Sheet A1.0, included as Exhibit A.2) submitted with this application The
following items should to be shown on a revised site plan submitted with the Certificate of
Zoning Compliance application:
• Provide a 25-foot separation between building C and building D located in the northwest
corner of the site.
• Comply with the bicycle parking requirements stated in UDC 11-3C-6G and UDC 11-
3C-SC.
• Provide signed affidavit of legal interest from the adjoining property owner (southern pad
site) allowing the construction of the drive aisle on his property with the submittal of a
CZC application.
• Submit a recorded cross access agreement granting access to the adjoining properties to
north and south access through the property with the submittal of a CZC application.
• Submit a recorded shared parking agreement with the adjoining property owner to the
south with the submittal of CZC application.
• Coordinate with SSC for on an appropriate trash location prior to the public hearing.
Landscaping: Staff has reviewed the landscape plan (prepared by Power Landscape, dated
12/01/09, labeled as Sheet L-1, included as Exhibit A.3) submitted with this application. The
following items should to be shown on a revised landscape plan submitted with the Certificate of
Zoning Compliance application:
• Shift the tree located on the east side of the drive aisle along Deer Crest Street outside of
the vision triangle in accordance with UDC 11-3A-3B. I .b.
• Add two additional trees within the landscape area adjacent to Building A in accordance
with UDC 11-3B-8C.
• Construct a 25- foot wide landscape buffer adjacent to Linder Road as proposed
• Construct the landscape buffer adjacent to W. Deer Crest Street as proposed. In no case
shall the buffer width be reduced less than 10 feet.
• Construct a 10-foot wide landscape buffer along the northern and eastern boundary as
proposed.
Linder Self Storage Facility CUP, DES & ALT PAGE 8
Building Elevations: The building elevations submitted with this application are included as
Exhibit A.4. Elevations for the internal buildings were not submitted with the application
however the interior walls and internal buildings (K, H, G, F and J) are proposed to be
constructed with smooth face CMU block painted in earth tone colors.(see alternative compliance
section below for further analysis).
The renderings the applicant submitted with the application demonstrate how the site will be
viewed from the public streets and the adjoining residentially zoned properties. All exterior facing
walls are proposed to be constructed using 6" hardi plank wood lapped siding. All walls facing
the interior of the development are proposed to be constructed with painted smooth face CMU
block and contain pre-finished metal overhead doors or painted metal mandoors. The building
entry at building B facing Linder Road also utilizes simulated stone veneer, heavy timber accents
and trusses, wood columns, wood fascias and aluminum storefront windows and doors. The roof
design will incorporate a mix of flat and pitched roofs including the use of parapets architectural
shingles and red standing seam metal roofing to accent the main entrance into the office. Staff is
supportive of the proposed building materials and believes the applicant has done a nice
addressing the Linder Road facade.
Staff is requesting a modification to the submitted elevations. The applicant should
incorporate a 12 inch eave into the roof design for the buildings with sloped roofs along the
perimeter boundary. Staff believes this change would complement future residential homes
existing and planned for the area. If this change is made staff is supportive of the building
elevations submitted with this application. Staff is also requiring the applicant provide staff
will color elevations for the interior buildings prior to the public hearing.
Alternative Compliance: The applicant has requested alternative compliance to deviate from
several standards listed in UDC 11-3A-19 in addition to the parking requirements outlined in the
parking analysis above. The applicant is proposing to use smooth face CMU block for the interior
walls and interior buildings (K, H, G, F, and J) proposed with this application. The second deals
with a combination of parking requirements. Currently the UDC requires the applicant provide
129 off-street parking spaces and the applicant is proposing 10. The other standard restricts those
ten parking stalls from being located between the building facade and the abutting streets.
The applicant is proposing several reasons for deviating from these standards. The applicant
believes over time the durability of this material is more cost effective. None of the interior walls
front on an adjacent street or property and visibility is very limited. The exterior walls along the
perimeter are to be constructed of 6 inch hardi plank lapped wood siding with a more decorative
facade facing Linder Road. Although the UDC restricts this type of building material to an accent
material staff believes the applicant has provided enough mixture of building materials for the
perimeter buildings to incorporate CMU block into the building design. Staff also believes a
majority of the internal buildings will be screened from public view and requiring additional
design elements for the interior buildings will not enhance the aesthetic quality of the project In
addition the applicant is proposing a wider landscape buffer adjacent to W. Deer Crest Street with
a mix of plantings to enhance the street presence of the facility.
The reason for deviating from the parking requirements is based on a low amount of trip
generation produced by this type of facility. This use is considered aloes-impact commercial use
and is not typical of many high traffic commercial uses. Staff believes that ten parking spaces is
adequate for the facility however staff is requiring a shared parking agreement with the southern
building pad to help address the deficiency in parking. Prior to the issuance of a CZC the
applicant shall provide documentation from an accredited source demonstrating the facility is
adequately parked. NOTE: A condition of approval for the Paramount Commercial Subdivision
requires cross access and cross parking for all lots within the subdivision.
Linder Self Storage Facility CUP, DES & ALT PAGE 9
In addition the UDC restricts the amount of parking that may be located between the building and
the abutting streets to 50 percent. The applicant is proposing to construct all ten of the parking
stalls in front of the building. The parking lot design was necessitated by the requirement for
cross access for the adjoining property to north as a condition of approval for the Paramount
Commercial Subdivision. Because the applicant is fulfilling the requirement of the preliminary
plat and is complying with the approved concept plan for the site, staff is supportive of parking
lot design as proposed.
Per UDC 11-SB-SB.2£, requests for alternative compliance are allowed when a site design
demonstrates consistency with the Meridian Design Manual. Staff believes the site design is
consistent with the Meridian Design Manual. For this reason, Staff is supportive of the request
for Alternative Compliance as proposed. See attached Findings in Exhibit Cfor more
information. Note: Per UDC 11-SA-2, Alternative Compliance applications are approved at
administrative level by the Planning Director. However, because ALT is requested concurrently
with the CUP, Staff has included analysis on the ALT request in this staff'report; the ALT
application does not require Commission action.
Certificate of Zoning Compliance (CZC): A CZC application is required to be submitted, prior
to issuance of building permits, for any structure proposed with this application. The site and
landscape plan submitted with the CZC shall be revised to comply with the conditions of
approval listed in Exhibit B of this report or as amended by the Commission and shall be
submitted prior to establishment of the new use. All improvements including a recorded plat must
be completed prior to occupancy.
Design Review: The proposed development is subject to Administrative Design Review in
accordance with UDC 11-SB-8. Further, the buildings and site design are subject to the standards
and guidelines in accordance with UDC 11-3A-19 and the Meridian Design Manual. Staff has
reviewed the site design and elevations for compliance with both the UDC standards and Design
Manual guidelines. Staff finds the site complies with the standards in the UDC and the guidelines
contained in the Meridian Design Manual. In summary staff is supportive of the applicant's CUP
and design review with the conditions contained herein.
10. EXHIBITS
A. Drawings
1. Vicinity Map
2. Site Plan
3. Landscape Plan
4. Elevations
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
C. Required Findings from Unified Development Code
Linder Self Storage Facility CUP, DES & ALT PAGE 10
A. Drawings
1. Vicinity Map
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Exhibit A - 5 -
B. Conditions of Approval
On December 23, 2009 a joint agency and departments meeting was held with service providers in this
area. These agencies submitted comments on this application which are included below.
1. PLANNING DEPARTMENT
1.1 The site plan, prepared by Byron Lee Smith Architect, dated 11/18/09, is approved, with the
conditions listed herein. The applicant shall revise the site plan as follows:
• Provide a 25-foot separation between building C and building D located in the northwest
corner of the site or redesign the buildings so they are connected.
• Comply with the bicycle parking requirements stated in UDC 11-3C-6G and UDC 11-
3C-SC.
• Provide documentation from an accredited source demonstrating the facility is adequately
parked.
• Provide signed affidavit of legal interest from the adjoining property owner (southern pad
site) allowing the construction of the drive aisle on his property with the submittal of a
CZC application.
• Submit a recorded cross access agreement with the adjoining properties owners to north
and south with the submittal of a CZC application.
• Submit a recorded shared parking agreement with the adjoining property owner to the
south with the submittal of CZC application.
• Coordinate with SSC for on an appropriate trash location prior to the public hearing.
1.2 The landscape plan, prepared by Power Lands, dated 12/01/09, shall be revised as follows:
• Shift the tree located on the east side of the drive aisle along Deer Crest Street outside of the
vision triangle in accordance with UDC 11-3A-3B.l.b.
• Add two additional trees within the landscape area adjacent to Building A in accordance with
UDC 11-3B-8C.
• Construct a 25- foot wide landscape buffer adjacent to Linder Road as proposed.
• Construct the landscape buffer adjacent to W. Deer Crest Street as proposed. In no case shall
the buffer width be reduced less than 10 feet.
• Construct a 10-foot wide landscape buffer along the northern and eastern boundary as
proposed.
1.3 Prior to the release of occupancy for any structure on the site, a final plat shall be recorded and
the extension of E. Deer Crest Street constructed from Linder Road to the eastern property
boundary.
1.4 The applicant shall comply with the standards listed in UDC 11-3A-16 for unattended self-service
uses 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.
1.5 The applicant shall comply with the specific use standards listed in UDC 11-4-3-34 for self-
service storage facilities.
Exhibit B
1.6 Building elevations of the proposed storage units shall comply with the elevations shown in
Exhibit A.4 with the following change:
• The applicant shall incorporate a 12 inch eave into the roof design for the buildings
with sloped roofs along the perimeter boundary.
• The applicant shall provide staff will color elevations for the interior buildings prior
to the public hearing.
1.7 The Paramount development agreement shall be amended to include a provision that the
construction of pedestrian pathway shall be constructed within the Paramount South 60
Subdivision as originally proposed.
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 fornl 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 Provide temporary fencing around the perimeter of the building sites to contain debris during
construction and shall be installed around the site prior to release of building permits.
1.11 Underground year-round pressurized irrigation must be provided within this development. The
City of Meridian requires that pressurized irrigation systems be supplied by a year-round source
of water. The applicant shall 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 used, 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. An underground, pressurized irrigation system should be installed to all landscape
areas per the approved specifications and in accordance with UDC 11-3A-15 and MCC 9-1-28.
1.12 The applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-11.
1.13 The request for Administrative Design Review and Alternative Compliance approvals for the site
design, proposed buildings and parking are approved as modified by the conditions of approval
herein. Any modifications to the site design, landscape design or building alternations shall not
occur without written approval from the Planning Department.
1.14 Staffs failure to cite specific ordinance provisions or terms of approval of the Paramount
Commercial development does not relieve the applicant of responsibility for compliance. The
applicant shall comply with all prior conditions of approval for this site.
1.15 Applicant shall have a maximum of 18 months to commence the use as permitted in accord with
the conditions of approval listed above (UDC 11-SB-6F). If the approved use 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 that are
constructed in Paramount South 60. 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 N Linder Road. If approved
fire flows can not be achieved the applicant shall be responsible to install water mains to and
Exhibit B - 2 -
through this development, coordinate main size and routing with Public Works.
2.3 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).
2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11-3A-6). 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.
2.5 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.
2.6 Any meter tiles located in common driveways shall be upgraded to traffic rated materials per City
of Meridian Standard Specifications.
2.7 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, and the road base approved, prior to applying for building permits.
2.8 All development improvements, including but not limited to sewer, water, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.9 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to issuance of building
permits.
2.10 Applicant shall be responsible for application and compliance with and NPDES Permitting that
maybe required by the Environmental Protection Agency.
2.11 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.12 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.
2.13 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.
2.14 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. .
2.15 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. Height for 100 watt fixtures is 25-feet, height for 250 watt fixtures
is 30-feet. All streetlights shall be installed at subdivider's expense. Typical locations are at street
intersections and/or fire hydrants. Final design locations and quantity are determined after power
designs are completed by Idaho Power Company. The street light contractor shall obtain design
and permit from the Public Works Department prior to commencing installations.
3. FIRE DEPARTMENT
3.1 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 `i/z" 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 corners when spacing permits.
Exhibit B - 3 -
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.
3.2 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required
to have an approved turn around. Phasing of the project tnay require a temporary approved turn
around on streets greater than 150' in length with no outlet.
3.3 All common 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 and support an imposed weight of 75,000
GVW.
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 Maintain a separation of 5' from the building to the dumpster enclosure.
3.7 All aspects of the building systems (including exiting systems), processes & storage practices shall
be required to comply with the International Fire Code. No hazardous materials are allowed to be
stored on the site.
3.8 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).
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).
3.9 All electric gates are required to be 20' wide and be equipped with a Knoxbox key switch.
3.10 This project will be required to provide a 20' wide swing or rolling emergency access gate. The gate
shall be equipped with a Knoxbox Padlock which has to be ordered thru the Meridian Fire
Department.
4. POLICE DEPARTMENT
4.1 The Police Department has no concerns related to the site design submitted with this application.
5. PARKS DEPARTMENT
5.1 The Parks Department has no concerns related to the site design submitted with this application.
6. SANITARY SERVICE COMPANY
6.1 Prior to submittal of a Certificate of Zoning Compliance application to the City of Meridian Planning
Department, the applicant shall submit afull-size scaled site plan to SSC for approval of the trash
enclosure size & location.
Exhibit B - 4 -
6.2 Please contact Doug Mason at SSC (888-3999) for detailed review of your proposal prior to the
public hearing. There is a concern that the required modifications may significantly impact your
site design and may require a revised site plan. If the site plan needs to be revised, contact the
planner assigned to the project immediately to discuss the changes and how to proceed with the
revised site plan.
6.3 Please contact Doug Mason at SSC (888-3999) for detailed review of your proposal and submit
stamped (approved) plans with your Certificate of Zoning Compliance application.
ADA COUNTY HIGHWAY DISTRICT (NO COMMENTS RECEIVED FROM ACHD)
8. CENTRAL DISTRICT HEALTH DEPARTMENT
8.1 After written approval from appropriate entities is submitted, we can approve this proposal for
central sewage and central water.
8.2 The following plans must be submitted to and approved by the Idaho Department of
Environmental Quality: central sewage and central water.
8.3 Run-off is not to create amosquito-breeding problem.
Exhibit B - 5 -
C. Required Findings from Unified Development Code
Conditional Use Permit Findings:
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following, and may approve a conditional use
permit if they shall find evidence presented at the hearing(s) is adequate to establish:
a. 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.
Staff finds that if the site is designed according to the conditions of approval in Exhibit
B, the site will be large enough to accommodate the proposed use and meet the
dimensional and development regulations of the C-G zoning district and self-service
storage facility Specific Use Standards.
b. That the proposed use will be harmonious with the Meridian Comprehensive Plan
and in accord with the requirements of this Title.
Staff finds that the proposed self-service facility in the existing GG zone meets the
objectives of the Comprehensive Plan.
c. 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.
Staff finds that the proposed multi-family development is compatible with other uses in
the general area and will not adversely change the character of the area.
d. That the proposed use, if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity.
Staff finds that the proposed development should not adversely affect other property in
the vicinity if the applicant complies with all conditions of approval listed in Exhibit B of
this staff report and constructs all improvements and operates the use in accordance with
the UDC standards.
e. 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.
Staff finds that sanitary sewer, domestic water and irrigation can be made available to the
subject property. Please refer to comments prepared by the Public Works Department,
Fire Department and other agencies.
f. 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.
Staff finds that the applicant will pay to extend the sanitary sewer and water mains into
the site. No additional capital facility costs are expected from the City. The applicant
and/or future property owners will be required to pay highway impact fees.
g. 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
Exhibit C
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors.
Staff finds that the proposed development will not involve uses that will create nuisances
that would be detrimental to the general welfare of the surrounding area.
Staff recognizes the fact that traffic and noise will increase with the approval of this
development; however, Staff does not believe that the amount generated will be
detrimental to the general welfare of the public.
h. That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
Staff finds that the proposed development will not result in the destruction, loss or
damage of any natural feature(s) of major importance. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed development may destroy or damage a natural or
scenic feature(s) of major importance of which staff is unaware.
2. Alternative Compliance Findings:
In order to grant approval for alternative compliance, the director shall determine the
following findings:
1. Strict adherence or application of the requirements is not feasible; OR
Staff finds that the subject property has shape restraints that impacted the site design of
this property particularly how it relates to facility layout, vehicle circulation requirements
and future interconnectivity. This does, in fact, preclude full compliance with the City's
structure and site design standards.
2. The alternative compliance provides an equal or superior means for meeting the
requirements; and
Staff finds the alternative compliance does provide a superior means for meeting the
City's landscape standards and design review standards. The applicant has emphasized
the design for the exterior portion of the buildings and incorporated substantial perimeter
landscaping. Therefore staff finds the applicant's proposal meets the intent of the
Meridian Design Manual.
3. The alternative means will not be materially detrimental to the public welfare or
impair the intended uses and character of the surrounding properties.
Staff finds that the proposed alternative will not be detrimental to the public welfare or
impair the use/character of the surrounding properties.
Exhibit C - 2 -