FFCL for Citidel II Self Storage RZ CUPCITY OF OF LAW �E IDIAN --
FINDINGS OF FACT,AND
DECISION & ORDER
In the Matter of the Request for Rezone of 5.44 Acres to the C -C Zoning District, Conditional Use
Permit for a Self-service Storage Facility AND Alternative Compliance to deviate from the Parking
Standards set forth in UDC 11 -3C -6B, for the Property Located on the East side of S. Eagle Road;
North of E. Easy Jet Drive, by C4 Land, LLC.
Case No(s). RZ-14-004; CUP -14-007 and ALT -14-006
For the City Council Hearing Date of: July 22, 2014 (Findings on August 5, 2014)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of July 22, 2014, incorporated by
reference)
2. Process Facts (see attached Staff Report for the hearing date of July 22, 2014, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of July 22, 2014,
incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of July 22, 2014, 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 City Council takes judicial notice of its Unified Development Code codified at
Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by
ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of
Meridian, which was adopted April 19, 2011, Resolution No. 11-784 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). RZ-14-004, CUP -14-007 and ALT -14-006
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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 Conditions of Approval all in the attached Staff Report for the
hearing date of July 22, 2014, 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 City Council's authority as provided in Meridian City Code § 11-5A and based upon
the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that:
1. The applicant's request for rezone, conditional use permit and alternative compliance is hereby
approved per the conditions of approval in the attached Staff Report for the hearing date of July
22, 2014, attached as Exhibit A.
D. Notice of Applicable Time Limits
Notice of Two (2) Year Conditional Use Permit Duration
Please take notice that the conditional use permit, when granted, shall be valid for a maximum
period of two (2) years 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 signed by the City
Engineer within this two (2) year period.
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11 -5B -6.G.1, the Director may authorize a single extension of the time to commence the
use not to exceed one (1) two (2) year period. Additional time extensions up to two (2) years as
determined and approved by the City Council may be granted. With all extensions, the Director
or City Council may require the conditional use comply with the current provisions of Meridian
City Code Title I I(UDC 11-513-617).
Notice of Two (2) Year Development Agreement Duration
The development agreement shall be signed by the property owner and returned to the City
within two (2) years of the City Council granting annexation and/or rezone (UDC 11-513-313).
A modification to the development agreement may be initiated prior to signature of the
agreement by all parties and/or may be requested to extend the time allowed for the agreement
to be signed and returned to the City if filed prior to the end of the two (2) year approval period
(UDC 11-513-317).
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development
application 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
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). RZ-14-004, CUP -14-007 and ALT -14-006
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final decision concerning the matter at issue. A request for a regulatory takings analysis will
toll the time period within which a Petition for Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of Meridian.
When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person
who has an interest in real property which may be adversely affected by the final action of the
governing board may within twenty-eight (28) days after the date of this decision and order
seek a judicial review as provided by Chapter 52, Title 67, Idaho Code.
F. Attached: Staff Report for the hearing date of July 22, 2014
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). RZ-14-004, CUP -14-007 and ALT -14-006
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By action of the City Council at its regular meeting held on the
2014.
COUNCIL PRESIDENT CHARLIE ROUNTREE
COUNCIL VICE PRESIDENT KEITH BIRD
COUNCIL MEMBER DAVID ZAREMBA
COUNCIL MEMBER JOE BORTON
COUNCIL MEMBER LUKE CAVENER
COUNCIL MEMBER GENESIS MILANI
MAYOR TAMMY de WEERD
(TIE BREAKER)
5 dayof uSk
VOTED o, e2
VOTED a e
VOTED I 2.
VOTED aye
VOTED a� e
VOTED at
VOTED
Mayor m y de Weerd
Copy served upon Applicant, The Planning Department, Public Works Department and City Attorney.
By: Dated:
Ci le c' • r
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). RZ-14-004, CUP -14-007 and ALT -14-006
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EXHIBIT A
STAFF REPORT
Hearing Date: July 22, 2014
TO: Mayor and City Council C/ fERIDIAN*,�-
FROM: Bill Parsons, Associate City Planner I D A H O
(208)884-5533
SUBJECT: RZ-14-004, CUP -14-007 and ALT -14-006 — Citadel II Self-service Storage
Facility
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Citadel Storage, LLC has applied for rezone (RZ), conditional use permit (CUP)
approval and alternative compliance (ALT) to develop a self-service storage facility consisting of
twelve (12) storage buildings and one office building on approximately 4.8 acres in a proposed C -C
zoning district.
2. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed applications with the conditions listed in Exhibit B, based
on the Findings of Fact and Conclusions of Law in Exhibit D. The Meridian Planning and Zoning
Commission heard these items on June 19, 2014. At the public hearing, the Commission voted
to recommend approval of the subject RZ and CUP requests.
a.
Summary of Commission Public Hearing:
i.
In favor: Jim Conger
ii.
In opposition: None
iii.
Commenting: Jake Centers, Mike Darr and Ed Williams
iv.
Written testimony: Jim Conger
V.
Staff presenting application: Bill Parsons
A.
Other staff commenting on application: Justin Lucas
b.
Key
Issue(s) of Discussion by Commission:
i.
The design of the proposed development.
ii.
The 10 -foot setback adjacent to the single family residences along the east boundary.
iii.
Facilitating a safe pedestrian crossing at Eagle Road.
iv.
Grading of the site and the elevation difference between the proposed development and
the adjacent residences to the east.
v.
Coordination with the Sutherland Farms HOA on the relocation of the existing fence in
the northeast corner of the development.
A.
Access and maintenance to the 10 -foot wide buffer area along the east boundary.
c.
Key
Commission Change(s) to Staff Recommendation:
i.
Commission struck condition 1.2.2, bullet #4.
ii.
Commission struck condition 1.2.19.
iii.
Commission modified condition 1.2.5b striking the requirement to add the accent band
to the west facade.
iv.
Commission modified condition 1.2.5c striking the requirement for a solid access gate
for the main entrance into the complex.
d.
Outstanding Issue(s) for City Council:
i.
The 10 -foot setback along the east boundary. Based on public testimonv, the
Commission recommends a 15 -foot setback.
Citadel 11 Self Storage Facility—RZ-14-004, CUP -14-007 & ALT -14-006
PAGE 1
EXHIBIT A
ii. The applicant is reauestinu a Council waiver to allow the main access to the
3. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers RZ-14-
004 and CUP -14-007 as presented in staff report for the hearing date of July 22, 2014 with the
following modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial of File
Numbers RZ-14-004 and CUP -14-007 as presented in staff report for the hearing date of July 22,
2014 for the following reasons: (You should state specific reason(s) for denial.)
Continuance
I move to continue File Numbers RZ-14-004 and CUP -14-007 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: (Parcel #S1121325785)
The site is located on the east side of S. Eagle Road, north of E. Easy Jet Drive in the SW'/4 of
Section 21, Township 3N., Range IE.
b. Owner/Applicant:
C4 Land, LLC
1627 S. Orchard Street, Suite #24
Boise, ID 83705
Citadel 11 Self Storage Facility—RZ-14-004, CUP -14-007 & ALT -14-006
PAGE
development from S. Eagle Road. ACHD staff has approved
the proposed
access to
The
Meredean
Eaule Road.
ity Council
heard these items on July 22. 2014.
At the public
hearinP_ th
Council
approved the subject
RZ and CiJP request
a,
ummary
of City Council
Public Hearing:
L
In favor, dim Conger
iL
In opposition: None
in.
Commenting:.Jake
Centers and Lori .tones
jy,
Written testimony:.7im
Conger
y,
Staff presenting application:
Bill Parsons
31
Other staff commenting
an annlication: None
L
Key
Issues of Discussion
by Council-
y
The 104nnt wide landscape
buffer on the east boundary.
iL
The design of the proposed
facility regarding the metal
siding as the
primary building
material, the new office
elevation and the block parapets
adjacent to
Eagle Road
c,
Key
Council Changes to
Staff/Commission Recommendation
L
The Council modified
condition 1.2.5b eliminating the
requirement
for the hyo l21 50 -
foot wide parapets.
The applicant is required to
submit an alternative
compliance
application concurrent
with the certificate of zoning
compliance annlication
to nermi
jj,
the 254nnt wide parapets
A new condition requires
on the west facade.
the office building to he constructed
as shown
in Exhibit A.
jij
Condition 1.2.3. bullet
#3 was undated to reflect the
Council's approval
of the 10 -foo
wide landscape buffer
on the east boundary.
jy,
Condition 1.2.2_ bullet
#3 was updated to reflect the
Council's approval
of the access to
S. Eagle Road.
3. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers RZ-14-
004 and CUP -14-007 as presented in staff report for the hearing date of July 22, 2014 with the
following modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial of File
Numbers RZ-14-004 and CUP -14-007 as presented in staff report for the hearing date of July 22,
2014 for the following reasons: (You should state specific reason(s) for denial.)
Continuance
I move to continue File Numbers RZ-14-004 and CUP -14-007 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: (Parcel #S1121325785)
The site is located on the east side of S. Eagle Road, north of E. Easy Jet Drive in the SW'/4 of
Section 21, Township 3N., Range IE.
b. Owner/Applicant:
C4 Land, LLC
1627 S. Orchard Street, Suite #24
Boise, ID 83705
Citadel 11 Self Storage Facility—RZ-14-004, CUP -14-007 & ALT -14-006
PAGE
EXHIBIT A
c. Representative: Jim Conger, Conger Management Group (336-5355)
d. Applicant's Request: Please see applicant's narrative for this information.
5. PROCESS FACTS
a. The subject application is for a rezone and a conditional use permit. A public hearing is required
before the Planning and Zoning Commission and City Council on this matter, consistent with
Meridian City Code Title 11, Chapter 5.
b. Newspaper notifications published on: June 2, and 16, 2014 (Commission); June 30, and July
14, 2014 (Council)
c. Radius notices mailed to properties within 300 feet on: May 22, 2014 (Commission); June 26,
2014 (Council)
d. Applicant posted notice on site by: June 9, 2014 (Commission); July 11, 2014 (Council)
6. LAND USE
a. Existing Land Use(s): The subject site is vacant land; zoned R-4.
b. Description of Character of Surrounding Area and Adjacent Land Uses and Zoning:
1. North: Ridenbaugh Canal and Silverstone Business Park, zoned C -G
2. East: Sutherland Farms Subdivision, zoned R-8
3. South: Office Park, zoned L -O
4. West: Eagle Road, Thousand Springs Subdivision and Fire Station, zoned R-4 and L -O
c. History of Previous Actions: In 2002, the property was approved as part of a larger planned unit
development (AZ -02-004 and CUP -02-005) consisting of single family, office, townhomes and
multi -family for the Sutherland Farms Subdivision. Specifically, the property proposed for
development was approved through a use exception to allow either an office development or a
multi -family development in the R-4 zoning district. A development agreement was required with
the annexation of the property and recorded as instrument #102143307.
d. Utilities:
1. Public Works:
Location of sewer: A sewer main intended to provide service to this parcel currently exists in
the Southerland Farms development to the east.
Location of water: A water main intended to provide service to this parcel currently exists in
S. Eagle road.
Issues or concerns: None
e. Physical Features:
1. Canals/Ditches Irrigation: The Ridenbaugh Canal transverses the north boundary of the
project.
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
Citadel 11 Self Storage Facility—RZ-14-004, CUP -14-007 & ALT -14-006
PAGE
EXHIBIT A
The subject property is designated Mixed Use Community (MU -C) on the Comprehensive Plan
Future Land Use Map. The requested C -C zoning district is an appropriate zone for the Mixed-
use Community designation of the property.
The Comprehensive Plan envisions a mixed-use development to have at least three (3) different
land uses. With this project, the applicant is proposing a single use for the property; however a
mix of uses (residential, commercial and public/quasi-public) has developed in the area that
supports the single use for this property. To the east are developed patio homes, to the north are
two (2) large scale business parks, to the south is an office park and to the west is more single
family residential and a fire station.
The mixed use designation also encourages compatibility and connectivity between all of the
uses. Similar design characteristics are encouraged so new development blends in with the
character and appearance of the surrounding developments. Further, the mixed use standards
encourage a transitional use between the commercial and existing residential uses. Staff believes
the proposed storage facility is an ideal transitional use to buffer the patio homes from S. Eagle
Road because of the low intensity of the use and the lower traffic volumes. However, staff is of
the opinion the design of the facility should be more integrated with the surrounding
developments to ensure the property develops in a fashion consistent with the comprehensive
plan.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply
to the proposed development (staff analysis in italics):
• Require appropriate landscape and buffers along transportation corridors (setback, vegetation,
low walls, berms, etc.) (Chapter 3, pg. 54).
The subject property abuts S. Eagle Road. The UDC requires a minimum 25 foot landscape
buffer adjacent to this roadway. The buffer must he landscaped in accord with UDC 11-3B.
• Plan for a variety of commercial and retail opportunities within the Impact Area (Chapter 3,
pg. 51).
This area of Meridian is lacking a self-service storage facility to serve the multiple single
family and multi family developments in the area.
• Protect existing residential properties from incompatible land use development on adjacent
parcels (Chapter 3, pg. 53)
A 6 -foot vinyl fence exists along the east and south boundary of the proposed development
which was installed with the residential subdivision and the office park. The UDC requires a
25 foot wide landscape buffer between C-Czonedproperty and residential uses. The
applicant is seeking a Council waiver to reduce the buffer width from 25 feet to 10 feet in
accord with the UDC. The applicant contends a 10 foot wide landscape buffer provides
enough separation between the storage facility and the existing homes given the operational
characteristics associated with this type of use.
The applicant has also provided an exhihit that demonstrates the views of the adjacent
residences in relation to the proposed storage facility. The applicant believes that the metal
structure with accented hardi plankpanels, approximately 9 -feet in height, will he screened
adequately with proposed landscaping and the existing 6 -foot tall vinyl fence.
To support the request, the applicant has submitted documentation from a majority of the
adjacent neighbors supporting the reduced buffer and the proposed use. Based on testimony
from adjacent residents and the operational aspects of the storage units, staff is supportive of
the reduced buffer width. This buffer must he landscaped in accord with UDC 11-3B.
Citadel 11 Self Storage Facility—RZ-14-004, CUP -14-007 & ALT -14-006
PAGE
EXHIBIT A
• Ensure development provides safe routes and access to schools, parks and other community
gathering places (Chapter 3, pg. 56).
The applicant is responsible for constructing a 10 foot wide multi -use pathway along the
north boundary. This pathway segment will connect with the pathway constructed in the
adjacent developments (El Dorado Business Park and Sutherland Farms) however; a portion
of it is separated by Eagle Road, a four lane arterial roadway. The Planning Division has
concerns with pedestrian's crossing Eagle Road at the mid mile to gain access to the
pathway. The City, the applicant and ACHD will need to coordinate on a solution for safe
pedestrian crossing. One option is to retrofit the emergency signal installed at the Fire
Station for the purpose ofproviding a signalized pedestrian crossing.
• Require neighborhood and community commercial areas to create a site design compatible
with surrounding uses (Chapter 3, pg. 52).
The City has adopted a design manual to address compatihility between land uses. The
applicant is proposing a commercial development adjacent to an established residential
subdivision and an office park. Specifically, the applicant is proposing to develop the site
with twelve (12) storage buildings and one office building. The primary building materials
for these structures is metal siding accented with hardi plank siding and CMU block. The
office building is more contemporary in design but is proposed to he constructed of stucco
which is the same building materials as the adjacent commercial buildings to the north and
south.
The Meridian Design Manual and the UDC emphasizes a mix of materials and variations in
roofplanes alongpuhlic spaces andpuhlic streets. Because this facility is on a highly visible
corridor and surrounded by high quality development, staff is of the opinion the applicant
should elevate the design of the facility and use building materials that complement the
adjacent developments. The site must comply with the design standards set forth in UDC I I -
3A-19.
• Maintain integrity of neighborhoods to preserve values and ambiance of areas (Chapter 3, pg.
52).
If the applicant complies with the design guidelines outlined in the Meridian Design Manual,
UDC design standards and specific use standards, staff is of the opinion the proposed use
should maintain the integrity of the neighborhood.
• Restrict private curb cuts and access points on collectors and arterial streets (Chapter 3, pg.
54).
One access point has been provided from a shared driveway via Eagle Road. On the
submitted plans this driveway will serve as secondary emergency access for the proposed
development to eliminate the commercial traffic associated with the storage facility from
impacting the office complex.
Because the specific use standards require two means of access, the applicant is seeking
Council waiver to allow the primary access from S. Eagle Road. ACHD staff has approved
the proposed access to Eagle Road.
• Permit new development only where urban services can be reasonably provided at the time of
final approval and development is contiguous to the City (Chapter 3, pg. 45).
The proposed development is contiguous to the city and city services are available to he
extended to the site upon development in accord with UDC 11-3A-21.
• Implement the City's Pathways Master Plan (Chapter 5, pg.71).
Citadel 11 Self Storage Facility—RZ-14-004, CUP -14-007 & ALT -14-006
PAGES
EXHIBIT A
The applicant is proposing to construct a 10 foot wide multi -use pathway along the north
boundary of the proposed development in accord with the adopted plan. The proposed
pathway must he constructed in accord with UDC 11-3A-8 and UDC 11 -3B -12C and the
Nampa Meridian Irrigation District.
Staff is of the opinion that the proposed use is generally consistent with the Comprehensive Plan and
is generally compatible with the surrounding uses based on the analysis above.
S. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of Zone: The purpose of the commercial districts is to provide for the retail
and service needs of the community in accordance with the Meridian comprehensive plan. Six (6)
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 in
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 -C zoning district. The proposed self-service
storage facility requires conditional use permit (CUP) approval in the C -C 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 -C 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 Eagle Road.
4. The proposed pathway shall comply with the standards in accord with UDC 11 -3B -12C.
E. Off -Street Parking: UDC 11 -3C -6B requires 1 space for every 500 square feet of gross floor area;
a total of 74,423 square foot of building area is proposed. Based on this amount, 149 parking
stalls would be required; four (4) 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).
G. Structure and Site Design Standards: Development of this site must comply with the design
standards in accord with UDC 11-3A-19.
9. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
Rezone (RZ): The applicant has applied to rezone 5.44 acres of land with a C -C zoning district.
The requested zoning is consistent with the MU -C land use designation. The original vision for
the property was to develop with either office or a multi -family uses with a later phase of the
Sutherland Farm project. Both the receded development agreement and the approved PD allowed
these uses as a use exception in the R-4 zoning district subject to conditional use permit approval
by the City.
The applicant is proposing to rezone the property to develop a self-service storage facility on the
property. Under the UDC this use is allowed in the proposed C -C zoning with conditional use
Citadel 11 Self Storage Facility—RZ-14-004, CUP -14-007 & ALT -14-006
PAGE 6
EXHIBIT A
permit approval. Because the office and/or multi -family is no longer proposed for this property,
staff recommends a new development agreement to govern the property to ensure the site
develops as proposed. See staff's recommended DA provisions in Exhibit B.
Conditional Use Permit (CUP): The applicant has applied for a conditional use permit to
develop the property with a self-service storage facility in the C -C zoning district, in accord with
UDC Table 11-213-2.
The development is proposed to consist of twelve (12) storage buildings, totaling 73,775 square
feet and a 648 square foot office building.
Self -Service Storage Facilities: The specific use standards for the self-service storage facility
listed in UDC 11-4-3-34 apply to development of this site 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 must 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. The
applicant must comply with this requirement.
C. The distance between structures shall be a minimum of twenty-five feet (25'). All of the
proposed storage buildings meet or exceed the 25 foot distance requirement.
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 generally
complies with this standard however; additional design requirements are recommended
for the perimeter building along the west, north and south boundary.
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 project is conditioned to comply with this requirement.
F. A minimum twenty five foot (25') wide landscape buffer shall be provided where the
facility abuts a residential use, unless a greater buffer width is required by this title.
Landscaping shall be provided as set forth in subsection 11-313-9C of this title. The
applicant is requesting a Council waiver to reduce the landscape buffer from 25 feet to
10 feet. A majority of the adjacent residents have consented to the reduced buffer if the
applicant installs two (2) 2 -inch caliper trees spaced 20 feet apart, perms -bark and two
(2) shrubs between every tree within the landscape buffer. Based on the submitted
documentation staff is supportive of the reduced buffer width.
G. 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 below).
H. The facility shall have a second means of access for emergency purposes. One access
point has been provided from a shared driveway via Eagle Road. On the submitted plans
this driveway will serve as secondary emergency access for the proposed development to
eliminate the commercial traffic associated with the storage facility from impacting the
office complex.
Because of this standard, the applicant is seeking Council waiver to allow the primary
access from S. Eagle Road. ACHD staff has approved the proposed access to Eagle
Citadel 11 Self Storage Facility—RZ-14-004, CUP -14-007 & ALT -14-006
PAGE 7
EXHIBIT A
Road. Staff supports the access based on ACHD's approval and the low traffic
generation and recommends the Council approve the access point as proposed.
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. Outdoor storage is not proposed or approved for this site. All items
must he stored within an enclosed storage unit.
J. The site shall not be used as vehicle wrecking or junkyard as herein defined. The
applicant shall comply with this requirement.
K. 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.
Self -Service Uses: The proposed use of the property is for a self-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. The proposed
development is located on a prominent corridor and should he highly visible from Eagle
Road.
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.
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
Site Plan: Staff has reviewed the site plan (prepared by JDE, dated 04/15/14, included as
Exhibit A.2) submitted with this application. The following items should to be revised on the site
plan submitted with the Certificate of Zoning Compliance application:
• The planter islands adjacent to the drive aisles along the main entrance and the
secondary entrance must be 5 feet in width measured from inside of curb to inside
of curb and landscaped in accord with UDC 11 -3B -SC.
• Provide a bike rack detail on the plans submitted with the certificate of zoning
compliance application.
• Except for the primary access from Eagle Road (if approved by Council), all other
driveways must be reconstructed with curb, gutter and 7 -foot attached sidewalk.
• Located in the northeast corner of the development is a common lot developed with
the Sutherland Farms Subdivision. Existing landscaping and fencing are
encroaching on the applicant's property. The submitted site plan depicts
modifications to this area. The applicant should coordinate with Sutherlands Farms
HOA on the modification to the common lot. The applicant should provide written
documentation from the HOA approving the changes.
Landscaping: Staff has reviewed the landscape plan (prepared by Jensen belts Associates, dated
02/28/14, labeled as Sheet LIA, included as Exhibit A.3) submitted with this application. The
applicant is proposing to develop the site in accord with the City's s water wise concepts. In
general, staff is supportive of the submitted landscape plan however; staff recommends the
Citadel 11 Self Storage Facility—RZ-14-004, CUP -14-007 & ALT -14-006
PAGE
EXHIBIT A
following items be revised on the landscape plan submitted with the Certificate of Zoning
Compliance application:
• Construct a 25- foot wide landscape buffer adjacent to Eagle Road in accord with UDC
11-313-50 and UDC 11-313-7C. Specifically, the applicant should include boulders, rock
out-cropping's, or other hardscape features in accordance with UDC 11 -3B -5N.
• Parking lot landscaping is required to be provided in accord with the standards listed in
UDC 11-313-8C. Each planter island that serves a single row of parking spaces is required
to be landscaped with at least one tree and shall be covered with low shrubs, lawn, or
other vegetative groundcover that touches at 70 percent at maturity.
• If Council approves the reduction in the buffer width from 25 feet to 10 feet, the
landscape buffer must be landscaped with two (2) 2 -inch caliper trees spaced 20 feet
apart, perma bark and two (2) shrubs between every tree as prosed and agreed upon with
the adjacent neighbors.
• Pathway landscaping is required to be provided in accord with the standards listed in
UDC 11-313-50 and UDC 11-313-12C. Specifically, the applicant should include
boulders, rock out-cropping's, or other hardscape features in accordance with
UDC 11-313-5N.
Multi -use Pathway: The applicant is proposing to construct a 10 -foot wide multi -use pathway
along the north boundary. This pathway segment will connect with the pathway constructed with
the El Dorado Business Park and Sutherland Farms Subdivision. A portion of the pathway is
separated by Eagle Road, a four lane arterial roadway. The Planning Division has concerns with
pedestrian's crossing Eagle Road at the mid mile to gain access to the pathway. The City, the
applicant and ACHD will need to coordinate on a solution for safe pedestrian crossing. Staff
recommends the applicant coordinate with ACHD and the Fire Department to see if there is
an option to retrofit the emergency signal installed at the Fire Station for the purpose of
providing a signalized pedestrian crossing.
Building Elevations: The proposed development is required to comply with the design review
standards set forth in UDC 11-3A-19 and the Meridian Design Manual. The applicant has
submitted renderings that demonstrate how the site will be viewed from the public streets and the
future pathway. In the narrative, the proposed building materials for these structures include
metal siding, hardi-plank siding and split face CMU block. The office building is more
contemporary in design but is proposed to be constructed of stucco which is the same building
materials as the adjacent commercial buildings to the north and south.
Staff believes that the southern and eastern facades of this facility are adequately screened
by existing structures, fencing and landscaping. Further, the applicant has also collaborated
with the eastern property owners for additional landscaping along the east boundary.
Staff recommends that the north and west elevations be revised to comply with the UDC
and the Design Manual. The Design Manual and the UDC emphasize a mix of materials,
articulated wall planes and variations in roof planes along public spaces and public streets.
Further, the design standards limit the use of prefabricated steel panels to an accent
material (UDC 11-3A-19A.2b).
Because this facility is on a highly visible corridor, adjacent to a future pathway and is
surrounded by high quality development, staff recommends revisions to the elevations that
staff believes will meet the City's design review standards. With the submittal of the
certificate of zoning compliance application include the following design changes:
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PAGE 9
EXHIBIT A
1) On the north elevation, the applicant should add another 20 -foot wide hardi-plank
panel on the section of Building "L" directly east of the proposed office building.
(The purpose of this recommendation is to further reduce the visibility of the metal
paneling on this fagade adjacent to the pathway in accord with UDC 11 -3A -19A. Ia.);
2) On the west elevation, the two (2) 25 -foot wide block parapets should be extended to
span 50 feet each. Further, all of the block along the west boundary, including the
block parapets, should incorporate the following design elements: 1) a decorative
cap or decorative cornice and an accent band consisting of a different color and
textured material to provide articulation to the west fagade. (The purpose of this
recommendation is to further reduce the visibility of the metal paneling on this fagade
adjacent to the public street and incorporate some of the design elements from the
adjacent development in accord with UDC 11 -3A -19A.1 and UDC 11 -3A -19A. Id.);
3) Both gates for the proposed development must be constructed of solid material to
screen the interior of the development. (The purpose of this recommendation is to
screen the interior of this storage facility from the street and adjacent properties in
accord with UDC 11 -5B -8B.)
If these design changes are made, staff is supportive of the submitted building elevations.
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
(74,423 s.f), 149 parking stalls are required; 5 spaces are proposed on the submitted site plan.
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 -5C. The submitted site
plan depicts the required bike rack.
Because this is a unique use that doesn't really fit with the parking standards contained in the
UDC, the applicant has requested alternative compliance in accordance with UDC 11-5B-5.
Please see the alternative compliance section below for further analysis
Alternative Compliance: The applicant has requested alternative compliance to deviate from the
parking requirements outlined in the parking analysis above. Currently, the UDC requires the
applicant provide 149 off-street parking spaces based on the square footages for the entire
complex. The applicant is requesting that the parking ratio for the proposed development be
calculated based on the office square footage (648 square feet) because it will be the only
occupied space.
Based on the operational characteristics (low traffic generation, lower intensity of use and hours
of operation) for this type of facility and the storage buildings are not occupied buildings, the
Director finds that four (4) parking spaces is adequate for the facility and approves the applicant's
request for alternative compliance (see alternative compliance findings in Exhibit D).
Certificate of Zoning Compliance (CZC) and Design Review (DES): A CZC application is
required to be submitted prior to issuance of building permits. The applicant is required to obtain
approval of a design review application for the proposed structures and site design for the self-
service storage facility. This application may be submitted concurrently with the CZC
application. The applicant must comply with the design standards listed in UDC 11-3A-19 and
the guidelines contained in the Meridian Design Manual.
In summary staff finds the proposed project complies with the future land use map, applicable
policies of the Comprehensive plan and is conditioned to comply with the applicable
development standards in the UDC. Based on the aforementioned analysis, staff recommends
approval of the subject application.
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PAGE 10
EXHIBIT A
10. EXHIBITS
A. Drawings
1. Vicinity Map
2. Proposed Site Plan
3. Proposed Landscape Plan
4. Proposed Building Elevations
B. Conditions of Approval
1. Planning Division
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Republic Services
7. Ada County Highway District
C. Legal Description and Exhibit Map
D. Required Findings from Unified Development Code
Citadel 11 Self Storage Facility—RZ-14-004, CUP -14-007 & ALT -14-006
PAGE 11
A. Drawings
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Citadel 11 Self Storage Facility—RZ-14-004, CUP -14-007 & ALT -14-006
PAGE 10
IV�
EXHIBIT A
2. Site Plan
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Citadel 11 Self Storage Facility—RZ-14-004, CUP -14-007 & ALT -14-006
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Citadel 11 Self Storage Facility—RZ-14-004, CUP -14-007 & ALT -14-006
PAGE 13
EXHIBIT w
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Citadel ! Self Storage Facility— RZ-,4-00KCUPa4-007&Aar.
PAGE 14
EXHIBIT A
4. Proposed Elevations
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Citadel 11 Self Storage Facility—RZ-14-004, CUP -14-007 & ALT -14-006
PAGE 15
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Citadel 11 Self Storage Facility—RZ-14-004, CUP -14-007 & ALT -14-006
PAGE 15
EXHIBIT A
Citadel 11 Self Storage Facility—RZ-14-004, CUP -14-007 & ALT -14-006
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EXHIBIT A
B. Conditions of Approval
1. PLANNING DIVISION
1.1.1 A new Development Agreement (DA) is required as a provision of rezone of this property. Prior
to the rezone ordinance approval, a DA shall be entered into between the City of Meridian, the
property owner(s) at the time of ordinance adoption, and the developer. A certificate of zoning
compliance application will not be accepted until the DA is recorded. The applicant shall
contact the City Attorney's Office to initiate this process. The DA shall be signed by the property
owner and returned to the city within two (2) years of the City Council granting annexation.
Currently, a fee of $303.00 shall be paid by the applicant to the City Clerk's office prior to
commencement of the DA. The DA shall, at minimum, incorporate the following provisions:
A. Future development of the site shall be consistent with the design standards in UDC 11-3A-19
and the guidelines in the Meridian Design Manual.
B. The use of this property shall be restricted to the self-service storage facility approved by
CUP -14-007, unless modified by City Council at a public hearing.
C. Future development of this site is no longer subject to recorded DA instrument # 102143307
and CUP -02-005.
D. Future development of the site shall comply with the ordinances in effect at the time of
development.
1.2 Site Specific Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the C -C zoning districts listed in UDC
Tables 11-2B-3.
1.2.2 The site plan, prepared JDE, dated 04/15/14, is approved, with the conditions listed herein. The
applicant shall revise the site plan as follows:
• The planter islands adjacent to the drive aisles along the main entrance and the
secondary entrance must be 5 feet in width measured from inside of curb to inside
of curb and landscaped in accord with UDC 11 -3B -8C.
• Provide a bike rack detail.
• Except for the primary access from Eagle Road L approved by Council), all other
driveways must be reconstructed with curb, gutter and 7 -foot attached sidewalk in
accord with ACHD standards.
1.2.3 The landscape plan, prepared by Jensen Belts Associates, dated 02/28/14, shall be revised as
follows:
• Construct a 25- foot wide landscape buffer adjacent to Eagle Road in accord with UDC
11-3B-50 and UDC 11 -3B -7C. The applicant shall include boulders, rock out-
cropping's, or other hardscape features in accordance with UDC 11 -3B -5N.
Citadel 11 Self Storage Facility— RZ-14-004, CUP -14-007 & ALT -14-006
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EXHIBIT A
• Parking lot landscaping is required to be provided in accord with the standards listed in
UDC 11 -3B -8C. Each planter island that serves a single row of parking spaces is required
to be landscaped with at least one tree and shall be covered with low shrubs, lawn, or
other vegetative groundcover that touches at 70 percent at maturity.
• The Council approved a 10 -foot wide landscape buffer alone the east boundary of the
proposed development. is r .. a _ "s twe .ea..,.tion to two pastom w.,rr _ width
r_am rat to , 0 r et The landscape buffer shall include two (2) 2 -inch caliper trees
spaced 20 feet apart, perma-bark, weed barrier and two (2) 5 -gallon shrubs between every
tree as proposed and agreed upon with the adjacent neighbors.
• Pathway landscaping is required to be provided in accord with the standards listed in
UDC 11 -3B -12C. The applicant shall include boulders, rock out-cropping's, or other
hardscape features in accordance with UDC 11 -3B -5N.
• Pathway landscaping is required to be provided in accord with the standards listed in
UDC 11 -3B -12C and UDC 11-3B-50.
• Revise the landscape plan in accord with the site plan conditions noted in 1.2.2, bullet #1
above.
1.2.4 Development of the site shall comply with the specific use standards listed in UDC 11-4-3-34
"Storage Facility, Self -Service;" and the standards for unattended self-service uses listed in UDC
11-3A-16. All items must be stored within an enclosed storage unit.
1.2.5 The north and west elevations shall be revised as follows:
a. On the north elevation, the applicant shall add another 20 -foot wide hardi-plank
panel on the section of Building "L" directly east of the proposed office building;
b. On thp myPO Wpiffltian-,The applicant shall submit an alternative compliance
application to construct the two 2) 25 -foot wide block parapets on the west facade
as nrpnpsed..hauld hp ,...tpnfl .a t..., en r t w Further, all of the block along
the west boundary, including the block parapets, shall incorporate the feNewip�
desis=p elea�en a decorative cap or decorative cornice andep eeeepthand
to further articulate the west
fagade.
c. Beth The secondary entry gate adjacent to the office nark Hates for the a-606 ,
develet>ent must be a solid metal gate to screen the interior of the development.
d. The applicant shall construct the office building as proposed in Exhibit A.
The applicant shall comply with the design standards in accord with UDC 11-3A-19 and
demonstrate compliance with the guidelines in the Meridian Design Manual.
1.2.6 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.
1.2.7 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.
Citadel 11 Self Storage Facility-RZ-14-004, CUP -14-007 & ALT -14-006
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EXHIBIT A
1.2.8 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.
1.2.9 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A-
15, UDC 11-313-6 and MCC 9-1-28.
1.2.10 The applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-11. Low
impact security lighting shall be provided on the site in accord with UDC 11-3A-11 and the
standards listed in 11 -3A -16A.
1.2.11 Per UDC 11-513-5132, the Director (at the applicant's request) approved the alternative compliance
regarding the parking standards set forth in UDC 11 -3C -6B.
1.2.12 Staff s failure to cite specific ordinance provisions does not relieve the applicant of responsibility
for compliance.
1.2.13 The applicant shall have a maximum of two (2) years to commence the use as permitted in accord
with the conditions of approval listed above. If the use has not begun within two (2) years of
approval, a time extension may be requested in accord with UDC 11-513-6F prior to expiration. If
a time extension is not requested or granted and the CUP expires, a new conditional use permit
must be obtained.
1.2.14 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
forth in UDC 11-3A-6.
1.2.15 The applicant shall have an ongoing obligation to maintain all pathways. Prior to Certificate of
Occupancy for the first structure, a public pedestrian easement for the multi -use pathway on the
north boundary shall be submitted to the Planning Division of the Community Development
Department, approved by the City Council and recorded.
1.2.16 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11 -3B -5J.
1.2.17 The facility shall operate between the hours of 6:00 a.m. to 11:00 p.m.
1..2.18 The applicant shall coordinate all site improvements adjacent to the Ridenbaugh Canal with the
Nampa Meridian Irrigation District.
2. PUBLIC WORKS DEPARTMENT
2.1 This development only requires sewer service to the small leasing office in the NW corner of the
site, and therefore the applicant has proposed and Public Works has agreed to a small injection
pump system that will pump the sewage generated from the leasing office over to a discharge
point in Southerland Farms.
2.2 Water service to this site is available via an extension off of the existing main in S. Eagle Road,
and through the SW corner into the South Stone Subdivision.. 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 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, a single -point
connection to the culinary water system shall be required. If a single -point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
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EXHIBIT A
2.4 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 irrigation/drainage district, or lateral users association
(ditch owners), with written approval or non -approval submitted to the Public Works Department.
If lateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
2.5 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 irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
2.6 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.
2.7 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District prior to
applying for building permits.
2.8 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, etc., prior to signature on the final plat.
2.9 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 or letters of substantial completion.
2.10 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
2.11 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.12 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Array 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 11-12-314.
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 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. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1 -foot above.
2.17 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 ACHD. 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.
2.18 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
Citadel 11 Self Storage Facility—RZ-14-004, CUP -14-007 & ALT -14-006
PAGE 18
EXHIBIT A
approved prior to the issuance of a certification of occupancy for any structures within the
project.
2.19 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public
roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights
shall be installed at developer's expense. Final design shall be submitted as part of the
development plan set for approval. Applicant shall also include the location of any existing street
lights in the development plan set. Street lighting is required at intersections, corners, cul-de-sacs,
and at a spacing that does not exceed that outlined in the Standards. The contractor's work and
materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to
the ISPWC.
2.20 The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total construction cost for all completed sewer, water and reuse infrastructure for
duration of two years. This surety will be verified by a line item cost estimate provided by the
owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Please contact Land Development Service for more information at 887-2211.
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'h" 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.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. 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.
It. Show all proposed or existing hydrants for all new construction or additions to
existing buildings within 1,000 feet of the project.
3.2 Maintain a separation of 5' from the building to the dumpster enclosure as set forth in
International Fire Code Section 304.3.3.
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 to be installed before combustible construction material is brought onto the site,
as set forth in International Fire Code Section (IFC) 501.4 and Meridian amendment to IFC 104-2J.
3.5 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.
3.6 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28' inside and
48' outside, per International Fire Code Section 503.2.4.
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 All electric gates are required to be 20' in width and equipped with a Knoxbox key switch as set
forth in International Fire Code Section 503.6 & National Fire Protection Standard 1141, Section
5.3.17.3.
Citadel 11 Self Storage Facility—RZ-14-004, CUP -14-007 & ALT -14-006
PAGE 19
EXHIBIT A
3.9 This project will be required to provide a 20' wide swing or rolling emergency access gate as set
forth in International Fire Code Sections 503.5 and 503.6. The gate shall be equipped with a
Knoxbox key switch. All gates at the entrance to fire lanes shall be located a minimum of 30 feet
from the roadway and shall open away from the roadway, unless other provisions are made for safe
personnel operations as set forth in National Fire Protection Standard 1141, Section 5.3.17.
3.10 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth
in International Fire Code Section 304.1.2.
3.11 Fire lanes, streets, and structures (including the canopy height of mature trees) shall have a
vertical clearance of 13'6 as set forth in International Fire Code Section 503.2.1.
3.12 Provide a Knox box entry system for the complex prior to occupancy as set forth in International Fire
Code Section 506.
3.13 All hydrants constructed within the interior of the facility shall be protected by bollards.
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 Construct a multi -use pathway along the north boundary as proposed. Prior to occupancy of the
first structure, the applicant submit a public access easement to the Planning Division of the
Community Development Department for the multi -use pathway on the north boundary for
approval by City Council and subsequent recordation.
5.2 The applicant shall have an ongoing obligation to maintain the pathway.
6. REPUBLIC .SERVICES
6.1 The applicant shall submit a scaled site plan stamped approved by Republic Services verifying
compliance with Republic Service's requirements with the CZC application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 .SITE SPECIFIC CONDITIONS OF APPROVAL
7.1 Replace any deteriorated or deficient sidewalk, curb, gutter, or pedestrian facilities along Eagle
Road abutting the site, consistent with ACHD's Minor Improvements Policy 7203.3.
7.2 Close all 5 existing driveways on Eagle Road and replace them with vertical curb, gutter, and 7 -
foot wide attached concrete sidewalk.
7.3 Construct a 34 -foot wide driveway on Eagle Road located approximately 190 -feet south of the
northern property line to align with the existing Fire Station driveway on the west side of Eagle
Road.
7.4 Install a key -code activated gate approximately 95 feet from the west property line as proposed.
7.5 Payment of impacts fees are due prior to issuance of a building permit.
7.6 Comply with all Standard Conditions of Approval.
7.2 STANDARD CONDITIONS OF APPROVAL
7.2.1 Any existing irrigation facilities shall be relocated outside of the right-of-way.
7.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
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EXHIBIT A
7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.2.5 A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
7.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
7.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
7.2.8 In accordance with District policy, 7203.6, the applicant may be required to update any existing
non-compliant pedestrian improvements abutting the site to meet current Americans with
Disabilities Act (ADA) requirements. The applicant's engineer should provide documentation of
ADA compliance to District Development Review staff for review.
7.2.9 Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
7.2.10 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
7.2.11 No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
7.2.12 If the site plan or use should change in the future, ACHD Planning Review will review the site
plan and may require additional improvements to the transportation system at that time. Any
change by the applicant in the planned use of the property which is the subject of this application,
shall require the applicant to comply with ACHD Policy and Standard conditions of approval in
place at the time unless a waiver/variance of said requirements or other legal relief is granted by
the ACHD Commission.
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EXHIBIT A
C. Legal Description and Exhibit Map
Sawtooth land 5urveying, LLC
P: (208) 398-8104 F: (208) 398-8105
101 Canal 5t., Emmett, ID 83617
May 13, 2014
Citadel 2 Rezone Legal Description
A parcel of land located in the S W 1/4 of Section 21, T. 3 N., R. 1 E., B.M., City of Meridian, Ada
County, Idaho, more particularly described as follows;
COMMENCING at a found aluminum cap marking the WI/4 comer of Section 21;
Thence South 0°00'00" West, coincident with the west line of the SW 1/4 of said Section 21, a distance
of 196.20 feet to the centerline of the Ridenbaugh Canal and the POINT OF BEGINNING;
Thence South 68020'30" East, coincident with said centerline of the Ridenbaugh Canal, 47.60 feet and
the beginning of a non tangent curve;
Thence 180.93 feet along the arc of said curve, to the right, and said centerline of the Ridenbaugh Canal,
with a central angle of 25054'58", a radius of 400.00 feet, subtended by a chord bearing
South 55023'00" East, 179.39 feet;
Thence South 42025130" East, coincident with said centerline of the Ridenbaugh Canal, 87.10 feet and
the beginning of a non tangent curve;
Thence 174.95 feet along the arc of said curve, to the left, and said centerline of the Ridenbaugh Canal,
with a central angle of 83031'52", a radius of 120.00 feet, subtended by a chord bearing
South 84°11'30" East, 159.86 feet;
Thence North 54°02'30" East, coincident with said centerline of the Ridenbaugh Canal, 36.86 feet;
Thence leaving said centerline of the Ridenbaugh Canal, South 35057'04" East, 55.06 feet;
Thence South 89007'19" East, 58.60 feet to a 5/8" rebar on the west boundary of Sutherland Farm
Subdivision No. 4, as shown on file in Book 92 of Plats, on Page 10988, Ada County Records;
Thence South 0°52'41" West, coincident with said west boundary of Sutherland Farm Subdivision No.
4, a distance of 374.29 feet;
Thence leaving said west boundary of Sutherland Farts Subdivision No. 4, North 89007'40" West,
524.75 feet to the west line of said SWI/4 of Section 21;
Thence North 0°00'00" East, coincident with said easterly right of way line of S. Eagle Road, 590.08
feet to the POINT OF BEGINNING.
The above described parcel contains 5.44 acres more or less
P:12013\13108 -CMG -CITADEL 21DmwingslDescriptions\13018-CITADEL 2 REZONE BNDRY.do=
Page 11
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EXHIBIT A
Together with and subject to covenants, easements and restrictions of record
P:1201 MI 3108 -CMG -CITADEL 20rawings0escriptions113018-CITADEL 2 REZONE BNDRY.docx
iz
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S
EXHIBIT A
CITADEL 2
REZONE EXHIBIT
Q L
CMG
5/13/14
Citadel ll Self Storage Facility — RZ- 14-004, CUP -14-007 & ALT -14-006
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101 CANAL SL
EMMETT ID 83617
P. 208 398-8104
F. ((208) 398-8105
WWW.SAWTOOTHLS.COM
NTS
EXHIBIT A
D. Required Findings from Unified Development Code
1. Rezone Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the Comprehensive
Plan;
The Council finds the proposed rezone to C -C is consistent with the proposed MU -C
future land use designation.
b. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
The Council finds that the proposed map amendment to C -C zoning district is consistent
with the purpose statement of the commercial districts.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
The Council finds that the proposed zoning amendment will not be detrimental to the
public health, safety, or welfare if the applicant complies with conditions outlined in this
report. The Council considered all oral or written testimony provided when determining
this finding.
d. The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
The Council finds that the proposed zoning amendment will not result in any adverse
impact upon the delivery of services by any political subdivision providing services to
this site.
e. The annexation is in the best of interest of the City (UDC 11-511-3.E).
NA
2. 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.
The Council 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 -C zoning district and self-service
storage facility specific use standards if the submitted plans are amended as
recommended by staff.
b. That the proposed use will be harmonious with the Meridian Comprehensive Plan
and in accord with the requirements of this Title.
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EXHIBIT A
The Council finds that the proposed self-service facility in the proposed C -C 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.
The Council finds that the proposed self-service storage facility is compatible with other
uses in the general area and will not adversely change the character of the area if the
applicant complies with the site and the design modifications in Exhibit B.
d. That the proposed use, if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity.
The Council 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.
The Council 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.
The Council 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
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors.
The Council 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.
The Council recognizes the fact that traffic and noise will increase with the approval of
this development; however, the Council 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.
The Council finds that the proposed development will not result in the destruction, loss or
damage of any natural feature(s) of major importance. The Council referenced all public
testimony presented to determine whether or not the proposed development may destroy
or damage a natural or scenic feature(s) of major importance.
Alternative Compliance Findings:
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EXHIBIT A
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
The Director finds that strict adherence to the parking standards is not feasible given the
operational characteristics of self-service storage facility.
2. The alternative compliance provides an equal or superior means for meeting the
requirements; and
The Director finds the alternative compliance provides an equal means for meeting the
City's parking standards. The parking ratio for the facility is based on the size of the
proposed office building (648 sq.ft.) and on the operational characteristics of the storage
facility use. Therefore, the Director finds four (4) parking stalls is adequate to serve the
site.
3. The alternative means will not be materially detrimental to the public welfare or
impair the intended uses and character of the surrounding properties.
The Director finds that the proposed alternative will not be detrimental to the public
welfare or impair the use/character of the surrounding properties.
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