Staff Report - PZItem #417, G & H: Jayker Village (RZ-15-003, PP -15-003 CUP -15-003)
Application(s):
➢ Rezone, Preliminary Plat, Conditional Use Permit, Development Agreement Modification and Alternative
Compliance
Size of property, existing zoning, and location: This site consists of 26.09 acres of land, is currently zoned C -N
and R-15, and is located on the north side of Chinden Boulevard; west of N. Tree Farm Way and N. Tree Haven
Way.
Adjacent Land Use & Zoning: The area is primarily developed with vacant and developed single family residential.
History: In 2006, the property received annexation and conceptual approval to develop a mixed use community
consisting of single family residential, townhomes, multi -family and neighborhood commercial known as the Tree
Farm. A DA was required with the annexation of the property and several addendums to the original DA and several
addendums have been approved that govern the property.
Comprehensive Plan FLUM Designation: MDR and MU -C
Summary of Request: The applicant has applied for a rezone (RZ) of approximately 26.09 acres of land from the R-
15 and C -N zoning districts to the R-15 (8.48 acres) and C -C (17.61 acres) zoning districts; a preliminary plat (PP)
consisting of 1 residential lot, 3 commercial lots and 3 common lots on approximately 23.59 acres; a conditional use
permit (CUP) to construct and operate a self-service storage facility consisting of fifteen (15) storage buildings and an
office building with a caretakers unit on approximately 11.18 acres in a proposed C -C zoning district; a development
agreement modification (MDA) to exclude the proposed C -C zoning boundary from the existing development
agreement and enter into a new DA for the purpose of attaching a new concept plan and new provisions relevant to
the proposed development; and alternative compliance (ALT) to deviate from the landscape buffer requirements
adjacent to streets and the parking standards for the proposed self-service storage facility.
The subject property has a split land use designation of Medium Density Residential (MDR) and Mixed -Use
Community (MU -C) on the Comprehensive Plan Future Land Use Map.
The MDR designated portion of the site anticipates densities between 3 to 8 dwelling units per acre and the MU -C
designation the City envisions at least three (3) different land uses and the following design concepts:
• Residential densities at a minimum of 6 dwelling units to the acre;
• Where feasible higher density along state facilities is desired to serve employment centers;
•A conceptual site plan;
• Provide community serving facilities;
• Provide some form of common, usable area, such as a plaza or green space;
• Landscape buffering between commercial and existing low or medium density residential;
• Three different types of land uses and;
• Be accessible to neighborhoods by both vehicles and pedestrians.
The R-15 and C -C zoning districts are compatible with these land use designations.
Preliminary Plat: The proposed preliminary plat consists of one residential lot, three (3) commercial lots and 3
common lots on approximately 23.59 acres of land in a proposed C -C and R-15 zoning districts.
The residential lot is being platted as a single 6.41 acre parcel and may be further subdivided in the future.
The three (3) commercial lots range in size between 1.42 acres and 11.18 acres. On Lot 2, Block 1, there are 2
existing buildings that will remain with the development. The applicant has stated that these buildings are currently
occupied by multiple tenants without the approval from the City. The applicant has 90 days after the approval of the
Findings to obtain final occupancy for those tenants operating from the existing buildings on Lot 2 and connect the
buildings to city services.
Concept Plan: Lot 3, Block 1 is not proposed for development at this time; however, the applicant has submitted a
concept plan that depicts 3 commercial buildings ranging in size from 6,000 square feet up to 13,022 square feet.
Lot 4, Block 1 is proposed to develop with a large scaled self-service storage facility. The lot will consist of 15 storage
buildings ranging in various square footages and a single office building.
The proposed plat complies with the subdivision standards set forth in UDC 11-6C-3.
Access: At this time, the primary access into the development is N. Tree Farm Way, via Chinden Boulevard. With
earlier residential development this roadway was required to be constructed at the half mile mark in accord with the
UDC and the recorded DA. Tree Haven Way was also constructed during the same time frame and provides the local
street access to the proposed commercial development in accord with UDC 11-3A-3. Further, N. Tree Farm Way is
designated a collector street, and is meant to serve as a backage road consistent with ACHD MSM. With the
proposed subdivision, the applicant is responsible for extending a portion of N. Tree Farm Way to the west boundary.
This roadway will eventually be extended through the adjacent property and intersect with Black Cat Road. In the
interim, the primary access from Chinden Boulevard is N. Tree Farm Way.
Landscape Plan: The UDC requires a 35 -foot wide landscape buffer adjacent to Chinden Boulevard, a 20 -foot wide
landscape buffer adjacent to N. Tree Farm Way and a 10 -foot buffer adjacent to E. Tree Haven Way. The landscape
buffer along the west side of N. Tree Farm Way and common Lot 1, Block 1 was installed with previous development
and must remain protected during construction on the site.
Conditional Use Permit (CUP): The applicant has applied for a conditional use permit to develop the property with a
self-service storage facility in a proposed C -C zoning district, in accord with UDC Table 11-213-2.
The development is proposed to consist of 15 storage buildings, totaling 181,700 square feet and a 1,574 square foot
office building with a caretakers unit. The applicant is proposing to develop to storage facility in two phases as
follows:
1) First phase consists of 8 storage buildings and the office building and
2) Second phase consists of the remaining 7 storage buildings.
Conceptual Building Elevations: The applicant has submitted sample elevations to depict the design of the
commercial buildings proposed for Lot 3. The elevations proposed for Lot 3 incorporates glass storefronts, windows
and trim, metal roofing, and two variations in wood siding (board and batten and horizontal lap siding). Future
structures developed on Lot 3 lots must substantially comply with the submitted conceptual elevations and meet
comply with the design standards set forth in UDC 11-3A-19.
Self-service Storage Facility Elevations: The proposed self-service storage facility 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
elevations for both the office and the storage buildings. The proposed building materials for the storage buildings is
primarily metal siding with variation in earth tone colors, material orientation (horizontal and vertical metal siding) and
the north and east perimeter structures incorporate a 4 -foot tall split face block wainscot on the sides and the rear of
the buildings (storage buildings #1,13,14 and 15). The office building incorporates stucco siding and stone wainscot
to match the existing entry features and the pool facility building constructed within the adjacent residential
subdivision.
With the submittal of the certificate of zoning compliance application include the following design changes:
1) On the south, north and east elevation of building #1, the applicant should incorporate a 6 -foot tall split face block
wainscot and add two (2) lexan panels on the north and south facades
2) On the west, north and east elevation of buildings #13, 14 and 15, the applicant should incorporate a 6 -foot tall
split face block wainscot and the lexan panels as proposed on Building #1. Further, Staff recommends the
applicant modulate buildings #13 and #15 on the northern facade rather than the southern facade;
3) Both gates for the proposed development must be constructed of solid material to screen the interior of the
development.
Written Testimony: A petition with 214 signatures was submitted to the Clerk's office in opposition of the proposed
development and multiple letters in opposition. Because of public testimony, staff has not included a comprehensive
list of residents opposing the application.
One resident submitted written testimony in favor of the project.
All written testimony has been provided in your packet.
The applicant has submitted a response to the staff report and has identified 4 conditions of approval that he would
like the Commission to consider for modification:
CUP condition 1 b.- Staff has recommended that the landscape buffer on the perimeter be widened by 5 feet to
accommodate the required trees. If the applicant can provide documentation from the irrigation district and plant the
required trees within the irrigation easement, staff is amenable to change if the applicant provides written
documentation from the irrigation district.
CUP condition 2.f. — The applicant has provided a wall and fence detail for the Commission's consideration per the
staff report. The applicant is proposing to construct a combination of screening materials concrete masonry wall, solid
fencing and landscaping to comply with the UDC standards, Staff is amenable with the change the final design would
be determined with a design review application.
CUP condition 4.b — The applicant is requesting that the Lexan panels only be provided on Building #14 because the
other two buildings are lower profile it would be difficult to incorporate the taller block wainscot and the windows. Staff
is amenable to this request.
CUP condition 4.c. - The condition requires solid gates at both entrances. If the applicant provides the solid wing
fences at the entrance off of N. Tree Haven Way, staff is amenable with a wrought iron gate.
Staff Recommendation: Approval
Notes:
STAFF REPORT
Hearing Date: March 5, 2015
TO: Planning and Zoning Commission CE IDIAN*--�
FROM: Bill Parsons, Planning Supervisor 1 D AH O
(208) 884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: RZ-15-003, PP -15-003, CUP -15-003, MDA -15-001 and ALT -15-002 — Jayker
Village
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Oak Leaf Development Company, has applied for a rezone (RZ) of approximately
26.09 acres of land from the R-15 and C -N zoning districts to the R-15 (8.48 acres) and C -C (17.61
acres) zoning districts; a preliminary plat (PP) consisting of 1 residential lot, 3 commercial lots and 3
common lots on approximately 23.59 acres; a conditional use permit (CUP) to construct and operate a
self-service storage facility consisting of fifteen (15) storage buildings and an office building with a
caretakers unit on approximately 11.18 acres in a proposed C -C zoning district; a development
agreement modification (MDA) to exclude the proposed C -C zoning boundary from the existing
development agreement and enter into a new DA for the purpose of attaching a new concept plan and
new provisions relevant to the proposed development; and alternative compliance (ALT) to deviate
from the landscape buffer requirements adjacent to streets set forth in UDC 11 -3B -7C and the parking
standards for the proposed self-service storage facility set forth in UDC 11 -3C -6B.
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.
3. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval of File
Numbers RZ-15-003, PP -15-003, CUP -15-003, MDA -15-001 and ALT -15-002 (optional) as
presented in staff report for the hearing date of March 5, 2015 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-15-003, PP -15-003, CUP -15-003, MDA -15-001 and ALT -15-002 (optional) as
presented during the hearing on March 5, 2015, for the following reasons: (You should state specific
reason(s) for denial.)
Continuance
I move to continue File Numbers RZ-15-003, PP -15-003, CUP -15-003, MDA -15-001 and ALT -15-
002 (optional) to the hearing date of (insert continued hearing date here) for the following reason(s):
(You should state specific reason(s) for continuance.)
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PAGE 1
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location: (Parcel #50422347000 and SO422347170)
The site is located on the north side of Chinden Boulevard; west of N. Tree Farm Way and N.
Tree Haven Way in the SW'/4 of Section 22, Township 4N., Range 1 W.
b. Owner/Applicant:
Oak Leaf Development Company Inc.
7270 N. Tree Haven Place
Meridian, ID 83646
c. Representative: Barry Semple, RiveRidge Engineering (344-1180)
d. Applicant's Request: Please see applicant's narrative for this information.
5. PROCESS FACTS
a. The subject application is for a rezone, preliminary plat, conditional use permit and development
agreement modification. 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: February 16, and March 2, 2015 (Commission);
c. Radius notices mailed to properties within 300 feet on: February 12, 2015 (Commission);
d. Applicant posted notice on site by: February 20, 2015 (Commission);
6. LAND USE
a. Existing Land Use(s): A majority of the property is vacant; zoned R-15 and C -N. There are two
(2) existing buildings developed on the C -N portion of the site that are operating with commercial
businesses without the approval of the City.
b. Description of Character of Surrounding Area and Adjacent Land Uses and Zoning:
1. North: Single family residential, zoned R-8 and R-15
2. East: Single family residential, zoned R-15
3. South: Vacant residential and office properties, zoned R-8 and L -O
4. West: Single Family residential, zoned R-15
c. History of Previous Actions: In 2006, the property received annexation (AZ -06-004) and
conceptual approval to develop a mixed use community consisting of single family residential,
townhomes, multi -family and neighborhood commercial known as the Tree Farm. A development
agreement (DA) was required with the annexation of the property (Instrument #106151218) and
several addendums to the original DA (Instrument # 107002555 and 107141993) have been
approved that govern the property.
d. Utilities:
1. Public Works:
Location of sewer: Sanitary sewer mains to provide service to the proposed development
currently exist adjacent to the proposed development.
Location of water: Water service to this development is being provided by United Water of
Idaho
Issues or concerns: None
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e. Physical Features:
1. Canals/Ditches Irrigation: The Harrell Lateral is currently being tiled to make way for the
proposed development. The tiled irrigation facility is contained within a 40 -foot wide
easement that transverses through the proposed development.
2. Hazards: Staff is not aware of any hazards that exist on the property.
3. Flood Plain: This site does not lie within the floodplain overlay district.
4. Topography: There are no extraordinary topographical features across the site.
7. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject property has a split land use designation of Medium Density Residential (MDR) and
Mixed -Use Community (MU -C) on the Comprehensive Plan Future Land Use Map.
The MDR designated portion of the site allows smaller lots for residential purposes within the
city limits. The Comprehensive Plan anticipates densities between 3 to 8 dwelling units per acre.
The MU -C designation (although a smaller portion of the property) envisions at least three (3)
different land uses. This mixed use designation 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.
Featured elements of a mixed use development should include the following:
• Residential densities at a minimum of 6 dwelling units to the acre;
• Where feasible higher density along state facilities is desired to serve employment
centers;
• A conceptual site plan;
• Provide community serving facilities;
• Provide some form of common, usable area, such as a plaza or green space;
• Landscape buffering between commercial and existing low or medium density
residential;
• Three different types of land uses and;
• Be accessible to neighborhoods by both vehicles and pedestrians.
At the time of annexation approval, the approved concept plan envisioned a mix of residential and
neighborhood commercial uses for this property (see Exhibit A.2). To date, several residential
phases have developed in the vicinity of the proposed development. The proposed development
will consist of a 6.41 acre residential lot (to develop at a future date), 3 commercial lots with the
potential to develop with 5 commercial buildings (two of which are existing) and a self-service
storage facility consisting of approximately 15 storage buildings and 1 office building with a
gross square footage of approximately 183,274 square feet.
In reviewing the proposed development, Staff believes the development incorporates many of the
aforementioned mixed use design concepts. The proposed development is surrounded by single
family residential with the potential for more in the future, both the proposed concept plan and
the proposed site plan depict a variety of commercial uses (flex space, office, self-service storage
facility); interconnectivity is already provided between the development through internal
pedestrian walkways and a collector and a local street network; and the proposed development is
adjacent to open space developed with an earlier phase.
Further, Staff believes the proposed storage facility is an ideal transitional use to buffer the
existing and future residential homes from Chinden Boulevard because of the low intensity of the
use and the lower traffic volumes. The future commercial uses should provide support services
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needed to serve the adjacent neighborhood. Further, staff is of the opinion the design of the
development will complement the surrounding land uses ensuring the property develops in a
fashion consistent with the Comprehensive Plan and the neighborhood if the applicant adheres the
recommended design changes by Staff.
In general, Staff believes the proposed development complies with many of the mixed use
elements, utilizes the existing vehicular and pedestrian connectivity and should provide additional
housing choices in the area as envisioned by the Comprehensive Plan and the already approved
concept 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.) (3.06.02F).
The subject property abuts Chinden Boulevard, an entryway corridor. The UDC requires a
minimum 35 foot landscape buffer adjacent to Chinden Boulevard, in accord with UDC 11-
3B. The applicant is proposing to construct a decorative wall and berm in combination to
complement the landscaping installed with the adjacent residential development. The provide
additional screening for the metal storage units, staff recommends the applicant construct a
decorative block wall adjacent to Chinden Boulevard.
• Plan for a variety of commercial and retail opportunities within the Impact Area (3.05.01J).
Part of this property is planned for mixed uses, which may include commercial, retail, office
and residential. This area of Meridian is lacking a self-service storage facility and
neighborhood commercial uses to serve the adjacent single family developments in the area.
Further, the approved concept plan contemplated neighborhood commercial uses within the
area. To minimize the impacts to the neighbors, staff is recommending prohibiting certain
uses from developing on the property (see section 9 below).
• Protect existing residential properties from incompatible land use development on adjacent
parcels (3.06.01F)
The existing residential development is separated from the proposed commercial
development by an existing road network. The applicant will be required to install landscape
buffers on the east and north boundary of the proposed commercial development adjacent to
N. Tree Farm Way and N. Tree Haven Way. Currently, a 40 foot wide landscape buffer exists
on the east boundary which is in excess of the UDC landscape standards. A 10 foot wide
landscape buffer is required adjacent to N. Tree Haven Way but is not required to be
installed until development is proposed for the commercial lots.
The storage buildings along the perimeter have been designed to be lower profile
(approximately]4 feet in height) than the internal buildings. The tallest building proposed for
the storage facility is approximately 16 feet in height. All of the buildings are colored in
earth tone colors to match the surrounding residential development (see Exhibit A. 7). Per the
specific use standards, the storage facility must also be screened from public view by solid
fence andlor wall. On the north and east boundary, the storage buildings will be used to
screen the facility. Staff recommends additional design features to these buildings to ensure
are constructed in accord with the Meridian Design Manual and the UDC. The Chinden
Boulevard corridor and the west boundary, the applicant must screen the proposed storage
facilityfrom the future residential uses to the west and Chinden Boulevard with a 6 -foot tall
solid fence or wall in accord with UDC 11-4-3-34.
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• Require screening and landscape buffers on all development requests that are more intense
than adjacent residential properties (3.06.01G).
The applicant is requesting a C -C zone with the subject rezone request. The UDC requires a
25 foot wide landscape buffer between C -C zoned property and residential uses. On the north
side of the proposed self-service facility is a 40 foot wide irrigation easement. A portion of
this easement will be landscaped in accord with UDC 11-3B. On the west side the applicant
is requesting a Council waiver to reduce the landscape buffer width from 25 feet to 15 feet to
utilize the existing landscaping. Staff is supportive of the request because the property to the
west is currently operating with a commercial use (nursery) and the proposed storage facility
will pre -date the future residential development. The existing chain-link fence on the west
boundary must be replaced with a 6 -foot tall solid fence to screen the proposed storage
facility in accord with UDC 11-4-3-34.
• Require neighborhood and community commercial areas to create a site design compatible
with surrounding uses (e.g. landscaping, fencing, etc.) (3.05.02A).
The City has adopted a design manual to address compatibility between land uses. The site
must also comply with the design standards set forth in UDC 11-3A-19. The applicant is
proposing a commercial development adjacent to an established residential subdivision. The
Meridian Design Manual and the UDC emphasizes a mix of materials and variations in roof
planes along public spaces and public streets. Because this facility and the commercial
development are on a highly visible corridor and surrounded by high quality development,
Staff is of the opinion the design of the facility should modified to complement the adjacent
residential development (see section 9 below).
• Maintain integrity of neighborhoods to preserve values and ambiance of areas (3.05.02).
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 (3.06.02D).
The plans as submitted depict local street access to both the self-service storage facility and
the future commercial development in accord with UDC 11-3A-3 and 11-3H. To ensure all of
the lots have access to the local street, the applicant is responsible for executing a cross
access agreement to ensure Lot 2, Block 1 has access as shown on the submitted plans.
• Permit new development only where urban services can be reasonably provided at the time of
final approval and development is contiguous to the City (3.01.0 IF).
City services are readily available to serve the proposed development in accord with UDC
11-3A-21.
• Implement the City's Pathways Master Plan (5.03.01A).
The applicant is proposing to construct a 10 foot wide multi -use pathway along Chinden
Boulevard in accord with UDC 11-3H. The proposed pathway must be constructed in accord
with UDC 11-3A-8.
• Encourage and promote the preservation and expansion of Chinden Boulevard (US 20/26) by
ITD (3.03.02L).
The applicant has coordinated with ITD on the preservation of right of way (ROW) along the
Chinden corridor. The total ROW needed for this segment of corridor is 140 feet. The
submitted plans depict the 30 feet of additional ROW (70 feet total) requested by ITD.
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Further, UDC 11-3H and the recorded development agreement restrict access to Chinden
Boulevard at the half -mile mark. UDC 11-3H requires that a backage road parallel the state
highway. With the earlier phase of the residential development the applicant has constructed
the backage road (N. Tree Farm Way) which intersects Chinden Boulevard at the half mile
mark. The backage road is required to be extended to the west boundary of the proposed
development. With future development of the property to the west, this roadway will be
extended and intersect with Black Cat Road.
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.
8. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of Zone (C -Q: 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.
(R-15): The purpose of the residential districts is to provide for a range of housing opportunities
consistent with the Meridian Comprehensive Plan. Residential districts are distinguished by the
allowable density of dwelling units per acre and corresponding housing types that can be
accommodated within the density range.
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 proposed C -C zoning
district. Compliance with the specific use standards listed in UDC 11-4-3-34 for the use is also
required.
UDC Table 11-2A-2 lists the principal permitted (P), accessory (A), conditional (C), and
prohibited (-) uses in the R-15 zoning district. Any use not explicitly listed, or listed as a
prohibited use is prohibited.
C. Dimensional Standards: Development of the site shall comply with the dimensional standards
listed in UDC 11-2B-3 and UDC 11-2A-7 for the proposed C -C and the R-15 zoning districts.
D. Landscaping:
1. UDC Table 1-2B-3 and UDC 11 -3B -7C addresses landscaping requirements along streets for
properties in the C -C and R-15 zoning districts. The applicant has submitted an alternative
compliance application to reduce a portion of the 35 foot wide landscape buffer adjacent to
Chinden Boulevard and the 20 foot wide landscape buffer on the north side of N. Tree Farm
Way (see alternative compliance analysis below).
2. Parking lot landscaping: All parking lot landscaping shall comply with the standards listed in
UDC 11 -3B -8C.
3. Landscape buffers to residential uses shall comply with the standards listed in UDC Table 11-
2B-3 and UDC 11 -3B -9C. The applicant is seeking a Council waiver to reduce the landscape
buffer on the west boundary of the development from 25 feet to I5 feet.
4. The proposed 10 -foot pathway adjacent to Chinden Boulevard shall comply with the design
standards in accord with UDC 11-3A-8.
E. Off -Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for future
residential development and UDC 11 -3C -6B for the proposed and future commercial
development. The applicant is requesting alternative compliance for the required parking for the
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PAGE 6
storage unit portion of the development (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 C -C zoned portion of this site must comply
with the design standards in accord with UDC 11-3A-19.
H. Development along Federal and State Highways: The proposed development must comply with
the standards set forth in UDC 11-3H-4.
9. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
Rezone (RZ) and Development Agreement Modification (MDA): The applicant has applied to
rezone approximately 26.09 acres of land with the R-15 and C -C zoning districts. The requested
zoning is consistent with the MU -C and the MDR land use designations. The applicant is
proposing to rezone a portion of the property to develop a self-service storage facility. Under the
UDC this use is allowed in the proposed C -C zoning district with conditional use permit approval.
As mentioned above, the Tree Farm is governed by three (3) development agreements. At the
time of annexation approval, the approved concept plan envisioned a mix of residential and
neighborhood commercial uses for this property (see Exhibit A.2). Now that specific
development plans are proposed, the applicant is requesting the C -C zoned portion of the
development (approximately 17.61 acres) be excluded from the approved development
agreements, so a new DA can be approved to govern that property (Lots 2, 3 and 4, Block 1). The
R-15 zoned property will remain under the control of the original development agreements noted
in the history section above.
The applicant has submitted a detailed site plan for Lot 4 and a concept plan for Lots 2 and 3.
These submitted plans depict a self-service storage facility and five (5) commercial buildings;
two (2) existing and three (3) new ones ranging in size from 6,000 and 13,022 square feet (see
Exhibit A.4 and A.5).
In keeping with the integrity of the approved concept plan (neighborhood commercial) and
addressing the concerns of the adjacent neighbors, Staff believes it is appropriate to restrict
specific uses (drinking establishments, minor vehicle repair, equipment rental, sales and service,
wireless communication facility, drive-through establishments, vehicle washing facility, fuel sales
facility, outdoor recreation facility and vehicle sales and rentals) on the property and limiting the
hours of operation (6am-1Opm on Lots 2 and 3, Block 1) to minimize the adverse effects on the
adjacent residences.
See Staffs recommended DA provisions in Exhibit B.
PRELIMINARY PLAT (PP): The proposed preliminary plat consists of one residential lot, three (3)
commercial lots and 3 common lots on approximately 23.59 acres of land in a proposed C -C and
R-15 zoning districts.
The residential lot is being platted as a single 6.41 acre parcel and may be further subdivided in
the future.
The three (3) commercial lots range in size between 1.42 acres and 11.18 acres. On Lot 2, Block
1, there are 2 existing buildings that will remain with the development. The applicant has stated
that these buildings are currently occupied by multiple tenants without the approval from
the City. The City requires that any business operating within the City limits must obtain a
certificate of occupancy from the Building Division. Further, the existing buildings on Lot 2
are not connected to City sewer or water service; buildings must connect to City services
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PAGE 7
within 60 days of development approval. Per the UDC, site development and establishing a
commercial uses requires approval from the Planning Division. To further complicate the matter,
there are two (2) mobile service businesses currently operating on the site. This type of use
requires a procurement of conditional use permit prior to operating in the proposed C -C zoning
district. In order for the site to come into compliance with the UDC staff is recommending the
following:
1) The applicant shall obtain approval of a CZC and DES application to install the site
improvements (paved parking, landscaping, etc.) for the existing commercial businesses on
Lot 2, Block 1 within 90 days of the approval of the Findings by City Council;
2) The applicant must connect the existing buildings to the public water and sewer system
within the timeframe noted in item #1 above;
3) The applicant must submit CUP application for the mobile service uses or cease operation;
and
4) All current tenants must obtain final certificate of occupancy permits from the City within 90
days of the approval of the Findings by City Council.
Lot 3, Block 1 is not proposed for development at this time; however, the applicant has submitted
a concept plan that depicts 3 commercial buildings ranging in size from 6,000 square feet up to
13,022 square feet.
Lot 4, Block 1 is proposed to develop with a large scaled self-service storage facility. The lot will
consist of 15 storage buildings ranging in various square footages and a single office building.
The proposed plat complies with the subdivision standards set forth in UDC 11-6C-3.
Dimensional Standards: Staff has reviewed the proposed plat for compliance with the applicable
standards listed in UDC Table 11-2A-7 and UDC 11-2B-3 for the R-15 and C -C zoning districts.
The C -C zone is not required to meet a minimum lot size. Per UDC Table 11-213-3, a 35 -foot
wide landscape buffer is required adjacent to Chinden Boulevard, a 20 -foot wide landscape buffer
is required along N. Tree Farm Way and a 10 -foot wide landscape buffer is required adjacent to
N. Tree Haven Way and a 25 -foot wide landscape buffer is required along the north and west
boundary of the storage facility. The applicant is seeking a Council waiver to reduce the buffer on
the west boundary from the required 25 feet to 15 feet (see the landscape section of the CUP
analysis below for more details).
The future development of the residential lot (Lot 5, Block 1) must comply with the dimensional
standards set forth in UDC Table 11-2A-7. The R-15 zone requires a minimum lot size of 2,400
square feet with no street frontage requirement. Compliance with the R-15 dimensional standards
will be assessed with a future preliminary plat application. However, the applicant is required to
install a 20 -foot wide landscape buffer adjacent to the proposed collector road (N. Tree Farm
Way) with the subject platting in accord with the UDC Table 11-2A-7.
Access: At this time, the primary access into the development is N. Tree Farm Way, via Chinden
Boulevard. With earlier residential development this roadway was required to be constructed at
the half mile mark in accord with UDC 11-31-1-4. N. Tree Haven Way was also constructed during
the same time frame and provides the local street access to the proposed commercial development
in accord with UDC 11-3A-3. Further, N. Tree Farm Way is designated a collector street, and is
meant to serve as a backage road. With the proposed subdivision, the applicant is responsible for
extending a portion of N. Tree Farm Way to the west boundary. This roadway will eventually be
extended through the adjacent property and intersect with Black Cat Road. In the interim, the
primary access from Chinden Boulevard is N. Tree Farm Way.
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PAGE 8
In reviewing the submitted plat, Lot 2, Block 1 does not have local street access. Per the UDC the
applicant is responsible for granting cross access to this parcel for future access to N. Tree Haven
Way. With the submittal of the final plat application, staff recommends the applicant add a note
on the face of the plat or record a separate document and reference the recorded document
number on the face of the plat that identifies the cross access agreement between Lots 2 and 3,
Block 1.
Development Along State Highways (UDC 11-3H-4): The UDC requires specific standards for
developments along state highways. This property abuts Highway 20/26 (Chinden Boulevard)
and is subject to these regulations. Staff has addressed the pertinent standards as they relate to this
project:
1. The UDC requires the closure of existing approaches if the use of the property intensifies.
The applicant is proposing an emergency access to Chinden Boulevard. Although the
applicant is intensifying the use with the proposed commercial development, staff is
supportive of the emergency access only for the self-service storage facility as proposed. No
other direct lot access to Chinden Boulevard is proposed or approved with the application.
A portion of the backage road (N. Tree Farm Way) was constructed with the development of
the first phase of the Jayker Subdivision. As mentioned above, the applicant will be
responsible for constructing another segment of the backage road with the proposed
development.
2. The UDC requires the construction of a 10 -foot pathway adjacent to Highway 20/26. On the
submitted plans the applicant has provided the required pathway in accord with the UDC. The
pathway must be constructed in accord with UDC 11-3A-8.
The UDC requires the applicant to set aside right-of-way. The US 20/26 corridor plan
requires 140 -ft of right-of-way, or 70 -ft of right-of-way on each side of the centerline in this
area. ITD requests that the City of Meridian require the dedication of an additional 30 -ft of
right-of-way (70 -feet total) abutting the subject parcel. The applicant is proposing to reserve
the 30 -feet of additional ROW in accord with the UDC.
Landscaping and Alternative Compliance: A landscape plan was submitted with this
application as shown in Exhibit A.6. The UDC requires a 35 -foot wide landscape buffer adjacent
to Chinden Boulevard, a 20 -foot wide landscape buffer adjacent to N. Tree Farm Way and a 10 -
foot buffer adjacent to E. Tree Haven Way. Note: The landscape buffer along the west side off.
Tree Farm Way and common Lot 1, Block 1 was installed with previous development and must
remain protected during construction on the site.
The applicant is seeking approval of an alternative compliance application to reduce a portion of
the landscape buffer adjacent to the north sides of N. Tree Farm Way and Chinden Boulevard.
The buffer reduction on the north side of N. Tree Farm Way is requested so the new segment of
the roadway aligns at the intersection. The reduction of the buffer adjacent to Chinden Boulevard
is requested because an existing building is to remain with the proposed development.
To offset the requirement for the landscaping, the applicant is proposing the following:
1. a wider buffer on the north side of N. Tree Farm Way as you transition to the west and
installing a center median in the right-of-way and
2. increased plantings in front of the existing building and a wider buffer is constructed within
common lot 1 adjacent to Chinden Boulevard.
Staff is supportive of the reduced buffer widths as proposed by the applicant.
Existing Trees: The submitted landscape plan notes existing trees on the plan. The applicant is
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PAGE 9
responsible to mitigate all existing healthy trees 4 -inch caliper or greater that are removed from
the site with equal replacement of the total calipers lost on site up to an amount of 100%
replacement in accord with UDC 11-3B-10. With the submittal of the final plat, the applicant
must submit a revised landscape plan that details the mitigation plan outlined by the
developer and the City Arborist.
Open Space and Amenities: Future development of Lot 5, Block 1 will have to comply with the
requirements for qualified open space and the site amenity standards set forth in UDC 11-3G-3.
Waterways: As per UDC 11-3A-6, all irrigation ditches, laterals or canals, exclusive of natural
waterways and waterways being used as amenities, which intersect, cross or lie within the area
being subdivided shall be covered. As mentioned earlier, the applicant is in the process of tiling
the Harrell Lateral before the start of the irrigation season in accord with this standard.
The tiled lateral is contained within a 40 -foot wide irrigation easement. The submitted plat
has a portion of the shared boundary of Lot 4 and Lot 5 situated at the center line of the
easement. The storage facility will be responsible for maintaining 20 feet of the easement
area and any other landscaping outside of the easement and the other 20 feet will be the
responsibility of owner of Lot 5 until such time as the lot is further subdivided.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water. The applicant should be required to utilize any existing
surface or well water for the primary source. If a surface or well source is not available, a single -
point 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. 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.
Sidewalk: As mentioned earlier, a portion of the internal street network and 5 -foot wide detached
sidewalks were constructed with previous development. A 5 -foot detached sidewalk is proposed
along the new segment N. Tree Farm Way in accord with UDC 11-3A-17.
Conditional Use Permit (CUP): The applicant has applied for a conditional use permit to
develop the property with a self-service storage facility in a proposed C -C zoning district, in
accord with UDC Table 11-2B-2.
The development is proposed to consist of 15 storage buildings, totaling 181,700 square feet and
a 1,574 square foot office building with a caretakers unit. The applicant is proposing to develop to
storage facility in two phases as follows:
1) First phase consists of 8 storage buildings and the office building and
2) Second phase consists of the remaining 7 storage buildings.
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.
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PAGE 10
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 wide 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 a portion of the site (north and
east boundary) so the perimeter storage buildings screen the facilityfrom the residential
district to the north. On the west and south boundary the proposed storage facility will be
visible from a public street (Chinden Boulevard) and abuts a residential district. On the
submitted plan the fencing along the west boundary is proposed to be chain-link which is
prohibited. The applicant must replace this fence with a minimum 6 -foot solid fence that
equal or better than the existing fencing within the Spurwing Greens Subdivision. The
fencing on the north side of storage building #1 must also be constructed of solid
material.
The fencing material adjacent to Chinden Boulevard is proposed to be 6 -foot tall
wrought iron to match the Spurwing Greens Subdivision. The design features of the
landscape buffer include a 3 -foot tall decorative wall and berm combination to screen a
portion of the facility. There are breaks in the berms where the storage facility is visible
from public view. Therefore, Staff recommends the Chinden frontage incorporate at a
minimum of a 6 -foot tall decorative block wall and the berm/wall combination to
screen the proposed storage facility from public view. Prior to the Commission hearing,
the applicant must provide details of the 6 -foot tall fence required for the west
boundary, the main entry from N. Tree Haven Way and the decorative block wall
adjacent to Chinden Boulevard.
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 abuts a residential district and must 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
15 feet on the west boundary (see analysis below).
G. If the use is unattended, the standards in accord with Section 11-3A-16 self-service uses
of this Title shall also apply. The proposed storage facility will have caretakers unit
within the office building to house an on-site manager. Therefore, this requirement is not
applicable.
H. The facility shall have a second means of access for emergency purposes. The primary
access to the storage facility is from N. Tree Haven Way, designated as a local street.
The secondary access, an emergency only access, is proposed via Chinden Boulevard.
The submitted site plan complies with this standard.
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. All items must be stored within an enclosed storage unit or under
covered storage as proposed.
J. The site shall not be used as vehicle wrecking or junkyard as herein defined. The
applicant shall comply with this requirement.
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PAGE 11
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 notproposing to
store any hazardous material on the site. The applicant shall comply with this
requirement.
Site Plan: Staff has reviewed the site plan (included as Exhibit A.5) submitted with this
application. The following items should to be revised on the site plan submitted with the
Certificate of Zoning Compliance application:
• Provide a bike rack and detail it on the plans submitted with the certificate of
zoning compliance application.
• Storage Building #1 must shift to the west 5 -feet to accommodate a wider planter
island on the east side of the building.
Landscaping: Staff has reviewed the landscape plan (prepared by Jensen Belts Associates,
included as Exhibit A.6) submitted with this application. The applicant is seeking a Council
waiver to reduce the required landscape buffer on the west boundary from 25 feet to 15 feet to
incorporate the existing landscaping within the proposed development. Staff is amenable to the
request because of the following:
1) it preserves existing landscaping;
2) allows the existing driveway to be used as the emergency access per the specific use
standards of the storage facility; and
3) the property to the west is currently vacant land operating with a commercial business
(nursery) and the proposed storage facility will pre -date future residential development.
As mentioned above, staff is recommending replacing the existing chain-link fence on the west
boundary with a 6 -foot tall solid fence that complements the surrounding residential
development.
In general, staff is supportive of the submitted landscape plan however; staff recommends
the following items be revised on the landscape plan submitted with the Certificate of
Zoning Compliance application:
a. The applicant must comply with the landscaping standards described in UDC 11-3B-8
which outlines the standards for parking lot landscaping. Further, staff recommends that
the area adjacent to the office and parking lot of the storage facility incorporate
landscaping the matches the landscaping along the perimeter of the development to
enhance the view of the storage facility from the public street.
b. If the unimproved street right-of-way along W. Chinden Boulevard is 10 feet or greater
from the edge of pavement to edge of sidewalk or property line, and street widening
project is not in the transportation authority's five year funded plan, the developer is
required to maintain a 10 -foot wide compacted gravel shoulder meeting the construction
standards of the transportation authority and landscape the remainder with lawn or other
vegetative ground cover in accord with UDC 11-313-7C.5.
c. The perimeter landscape buffer on the east side of storage building #I shall be increased
5 feet in width to accommodate twelve (12) 2 -inch caliper trees in accord with UDC 1I -
3B -8C.
d. The landscape buffer along the north side of the storage facility must provide 7 more
trees in accord with UDC 11 -3B -9C.
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PAGE 12
e. The existing buffer on the west boundary must have a minimum of 13 trees in accord
with UDC 11 -3B -9C.
Building Elevations
Conceptual Building Elevations: The applicant has submitted sample elevations to depict the
design of the commercial buildings proposed for Lot 3 of the subdivision (see exhibit A.7). As
mentioned earlier, there are two existing buildings on Lot 2 that will remain with the development
of the property. The elevations proposed for Lot 3 incorporates glass storefronts, windows and
trim, metal roofing, and two variations in wood siding (board and batten and horizontal lap
siding). The proposed building design matches the building design of the existing buildings and
complements the siding materials used in the surrounding residential development. Future
structures developed on Lot 3 lots must substantially comply with the submitted conceptual
elevations and meet comply with the design standards set forth in UDC 11-3A-19. A
recommended DA provision requires compliance with the submitted building elevations.
Self-service Storage Facility Elevations: The proposed self-service storage facility 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 elevations for both the office and the storage buildings. The
proposed building materials for the storage buildings is primarily metal siding with variation in
earth tone colors, material orientation (horizontal and vertical metal siding) and the north and
east perimeter structures incorporate a 4 -foot tall split face block wainscot on the sides and the
rear of the buildings (storage buildings #1, 13, 14 and 15). The office building incorporates stucco
siding and stone wainscot to match the existing entry features and the pool facility building
constructed within the adjacent residential subdivision.
In general, staff is supportive of the proposed building elevations however 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 and comply with the Meridian Design
Manual.
With the submittal of the certificate of zoning compliance application include the
following design changes:
1) On the south, north and east elevation of building #1, the applicant should
incorporate a 6 -foot tall split face block wainscot and add two (2) lexan panels on
the north and south fagades (The purpose of this recommendation is to further
reduce the visibility of the metal paneling on this facade adjacent to the roads and
public view in accord with UDC 11-3A-19A.1a.);
2) On the west, north and east elevation of buildings #13, 14 and 15, the applicant
should incorporate a 6 -foot tall split face block wainscot and the lexan panels as
proposed on Building N. Further, Staff recommends the applicant modulate
buildings #13 and #15 on the northern facade rather than the southern facade. (The
purpose of this recommendation is to further reduce the visibility of the metal
paneling and building mass in accord with the Meridian Design Manual);
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 facilityfrom the street and adjacent properties in
accord with UDC 11 -5B -8B.)
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
Jayker Village — RZ-15-003, PP -15-003, CUP -15-003, MDA -15-001 & ALT -15-002
PAGE 13
(183,274 s.f.), 367 parking stalls are required; 7 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 does not depict 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 367 off-street parking spaces based on the square footages of the entire
complex. The applicant is requesting that the parking ratio for the proposed development be
calculated based on the office square footage (1,574 square feet) because it will be the only
occupied space. If only the office building square footage were used in calculating the parking
ratio, four spaces would be required.
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 seven (7) 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.
10. EXHIBITS
A. Drawings
1. Vicinity Map
2. Approved Tree Farm Concept Plan
3. Proposed Preliminary Plat
4. Proposed Concept Plan
5. Proposed Site Plan
6. Proposed Landscape Plan
7. Proposed Building Elevations
B. Agency Comments/Conditions of Approval
1. Planning Division
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Republic Services
Jayker Village — RZ-15-003, PP -15-003, CUP -15-003, MDA -15-001 & ALT -15-002
PAGE 14
7. Ada County Highway District
C. Legal Descriptions and Exhibit Maps
D. Required Findings from Unified Development Code
Jayker Village — RZ-15-003, PP -15-003, CUP -15-003, MDA -15-001 & ALT -15-002
PAGE 15
A. Drawings
1. Vicinity Map
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Jayker Village — RZ-15-003, PP -15-003, CUP -15-003, MDA -15-001 & ALT -15-002
PAGE 16
2. Approved Tree Farm Concept plan
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Jayker Village — RZ-15-003, PP -15-003, CUP -15-003, MDA -15-001 & ALT -15-002
PAGE 17
3. Proposed Preliminary Plat
Jayker Village — RZ-15-003, PP -15-003, CUP -15-003, MDA -15-001 & ALT -15-002
PAGE 18
4. Proposed Concept Plan
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Jayker Village — RZ-15-003, PP -15-003, CUP -15-003, MDA -15-001 & ALT -15-002
PAGE 20
6. Proposed Landscape Plan
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PAGE 21
7. Proposed Elevations (Conceptual and Proposed Storage Facility)
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Jayker Village — RZ-15-003, PP -15-003, CUP -15-003, MDA -15-001 & ALT -15-002
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Jayker Village — RZ-15-003, PP -15-003, CUP -15-003, MDA -15-001 & ALT -15-002
PAGE 23
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Jayker Village — RZ-15-003, PP -15-003, CUP -15-003, MDA -15-001 & ALT -15-002
PAGE 24
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Jayker Village — RZ-15-003, PP -15-003, CUP -15-003, MDA -15-001 & ALT -15-002
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Jayker Village — RZ-15-003, PP-15-003, CUP-15-003, MDA-15-001 & ALT-15-002
PAGE 29
B. Agency Comments/Conditions of Approval
1. PLANNING DIVISION
A new Development Agreement (DA) is required as a provision of the 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 final plat
application will not be accepted until the DA is recorded however, a CZC AND DES will be
accepted to install the improvements for Lot 2.The DA shall be signed by the property owner
and returned to the city within two (2) years of the City Council hearing granting the rezone.
Currently, a fee of $303.00 shall be paid by the applicant to the Planning Division prior to
commencement of the new 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. Future development on Lots 2 and 3, Block 1 shall generally comply with the submitted
concept plan and building elevations submitted with CUP 15-003 and RZ 15-003.
C. Development of the subject property shall comply with the C -C standards dimensional
standards listed in UDC 11-2B-3. The uses allowed pursuant to this agreement is the self-
service storage facility approved with CUP -15-003 on Lot 4 and those uses allowed in the C -C
zoning district listed in UDC Table 11-2B-2, except for the following uses which are
prohibited: drinking establishments, minor vehicle repair, equipment rental, sales and service,
wireless communication facility, drive-through establishments, vehicle washing facility, fuel
sales facility, outdoor recreation facility and vehicle sales and rentals.
D. Future development of the site shall comply with the ordinances in effect at the time of
development.
E. Hours of operation within the proposed commercial development (Lots 2, 3 and 4, Block 1)
shall be limited between the hours of 6 am and 11 pm.
F. The applicant shall submit CZC and DES applications to install the site improvements (paved
parking, landscaping, etc.) for the commercial development on Lot 2, Block 1, within 90 days
(July 21, 2015) of the approval of the Findings by City Council.
G. The applicant shall connect the existing buildings on Lot 2, Block 1, to the public water and
sewer system and abandon the existing well and septic system, within 90 days (July 21, 2015)
of the approval of the Findings by City Council.
H. The applicant must submit for CUP approval for the mobile service uses within 90 days (July
21, 2015) of the approval of the Findings by City Council.
I. All current tenants must obtain final certificate of occupancy permits from the City within 90
days (July 21, 2015) of the approval of the Findings by City Council.
2. Preliminary Plat
1. The preliminary plat included in Exhibit A.3, dated January 28, 2015 shall be revised as follows:
a. Except for the emergency access for the proposed storage facility on Lot 4; direct lot access
to Chinden Boulevard is prohibited. Lots 2 and 3, Block 1 shall not access N. Tree Farm
Way.
b. The applicant shall reserve 30 -feet of additional ROW (70 -feet total) adjacent to Chinden
Boulevard in accord with the UDC 11-3H.
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PAGE 30
c. The storage facility will be responsible for maintaining 20 feet of the easement area and any
other landscaping outside of the easement on Lot 4 and the other 20 feet will be the
responsibility of owner of Lot 5 until such time as the lot is further subdivided.
d. With the submittal of the final plat application, the applicant shall either add a note on the
face of the plat, or record a separate document and reference the recorded document number
on the face of the plat, that identifies a cross access agreement between Lots 2 and 3, Block 1.
2. The landscape plan included in Exhibit A.6, dated January 2015, shall be revised as follows:
a. Construct a 35 -foot wide landscape buffer adjacent to Chinden Boulevard as proposed. If the
unimproved street right-of-way along W. Chinden Boulevard is 10 feet or greater from the
edge of pavement to edge of sidewalk or property line, and street widening project is not in
the transportation authority's five year funded plan, the developer is required to maintain a
10 -foot wide compacted gravel shoulder meeting the construction standards of the
transportation authority and landscape the remainder with lawn or other vegetative ground
cover in accord with UDC 11-313-7C.5.
b. The existing landscape buffer along the west N. Tree Farm Way and Common Lot 1, Block 1
must remain protected during construction on the site. The applicant shall enter into a license
agreement for the landscape improvements within the ROW.
c. Common Lot 6 and 7, Block 1 and the center median within N. Tree Farm Way shall be
landscaped as proposed.
d. Upon installation of the landscaping and prior to inspection by Planning Division Staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11 -3B -14A.
e. All street buffers and common open space shall be maintained by an owner's association and
property owner as set forth in UDC 11-3B-7C2b and UDC 11 -3G -3F.
3. The final plat shall substantially comply with the approved preliminary plat in accord with the
requirements listed in UDC 11-613-3C.
4. Except for the existing buildings/users on the proposed Lot 2, Block 1, the applicant shall record
a final plat prior to applying for building permits.
5. The applicant shall have an ongoing obligation to maintain all pathways. Prior to signature on the
final plat, 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.
General Conditions of Approval
1 Comply with all bulk, use, and development standards of the applicable district (R-15 and C -C)
listed in UDC Chapter 2 District regulations.
2. Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
forth in UDC 11-3A-6.
3. Install lighting consistent with the provisions as set forth in UDC 11-3A-11.
4. 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.
Comply with the sidewalk standards as set forth in UDC 11-3A-17.
Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11 -3B -5J.
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PAGE 31
7. Protect any existing trees on the subject property that are greater than four -inch caliper and/or
mitigate for the loss of such trees as set forth in UDC 11-3B-10.
8. Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
9. Low pressure sodium lighting shall be prohibited as an exterior lighting source on the site.
10. Construct on -street bikeways on all collector streets as set forth in UDC 11-3A-5.
Process Conditions of Approval
1. No signs are approved with this application. Prior to installing any signs on the property, the
applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3
Article D and receive approval for such signs.
2. The preliminary plat approval shall be null and void if the applicant fails to 1) City Engineers
signature on a final plat within two years or 2) gain approval of a time extension as set forth in
UDC 11-613-7.
3. The applicant shall submit and obtain approval of a Certificate of Zoning Compliance and Design
Review application from the Planning Division, prior to submittal of any building permit
application.
3. Conditional Use Permit
1. The site plan, prepared Larson Architects, dated 01/28/15, is approved, with the conditions listed
herein. The applicant shall revise the site plan as follows:
a. Provide a bike rack and detail it on the plans submitted with the certificate of
zoning compliance application.
b. Storage building #1 shall shift to the west 5 feet to accommodate a wider planter
island on the east side of the storage building (see condition 2c. below).
2. The landscape plan, prepared by Jensen Belts Associates, dated 01/28/15, shall be revised as
follows:
a. Parking lot landscaping is required to be provided in accord with the standards listed in
UDC 11 -3B -8C. The area adjacent to the office and parking lot of the storage facility
shall incorporate landscaping the matches the landscaping along the perimeter of the
development to enhance the view of the storage facility from the public street.
b. If Council approves the reduction to the western buffer width from 25 feet to 15 feet, the
buffer shall comply with the standards set forth in UDC 11 -3B -9C.
c. The perimeter landscape buffer on the east side of storage building #1 shall be increased
5 feet in width to accommodate twelve (12) 2 -inch caliper trees in accord with UDC 1I -
3B -8C.
d. The landscape buffer along the north side of the storage facility must have 7 more trees in
accord with UDC I 1 -3B -9C.
e. The fence on the west boundary and the north side of storage building #1 shall be
replaced with a minimum 6 -foot solid fence that is equal to or better than the
existing fencing within the Spurwing Greens Subdivision. Prior to the Commission
hearing, the applicant must provide a detail of the required 6 -foot tall solid fence.
f. A 6 -foot tall decorative block wall and a 3 -foot tall decorative wall and berm
combination shall be constructed adjacent to Chinden Boulevard to screen the
proposed storage facility from public view in accord with UDC 11-4-3-34. Prior to
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PAGE 32
the Commission hearing, the applicant must provide a detail of the required
decorative block wall adjacent to Chinden Boulevard.
3. Development of the site shall comply with the specific use standards listed in UDC 11-4-3-34
"Storage Facility, Self -Service;" All items must be stored within an enclosed storage unit or
under covered storage; no outdoor storage is allowed.
4. The building elevations, prepared by Larson Architects, dated 01/28/15, shall be revised as
follows:
a. On the south, north and east elevation of building #1, the applicant should
incorporate a 6 -foot tall split face block wainscot and add two (2) lexan panels on
the north and south fagades;
b. On the west, north and east elevation of buildings #13,14 and 15, the applicant shall
incorporate a 6 -foot tall split face block wainscot and the lexan panels as proposed
on Building #1. Further, The applicant shall modulate buildings #13 and #15 on the
northern facade rather than the southern facade;
c. Both gates for the proposed development must be constructed of solid material to
screen the interior of the development.
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.
The applicant shall submit a Certificate of Zoning Compliance and administrative design review
application with revised plans that comply with the conditions of approval listed herein, prior to
establishment of the new use.
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.
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.
9. 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.
10. Per UDC 11 -5B -5B2, the Director (at the applicant's request) approved the alternative compliance
regarding the parking standards and landscape standards set forth in UDC 11 -3C -6B.
11. Staffs failure to cite specific ordinance provisions does not relieve the applicant of responsibility
for compliance.
12. 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 -5B -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.
13. The facility shall operate between the hours of 6:00 a.m. to 11:00 p.m.
14. The applicant shall record a final plat prior to applying for Certificate of Zoning Compliance for
Lot 4.
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PAGE 33
2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval
2.1.1 If the existing three structures are to remain, it shall be a requirement of the applicant to hook
them up to the available community water and sewer services per the Planning Division Ssection 1
(F) above. Applicant shall be responsible for the payment of all assessments and permit fees, as
well as the physical work necessary to accomplish the connections.
2.1.2 If the existing buildings are to remain, their street addresses will be changed to appropriately be
associated with the new development.
2.2 General Conditions of Approval
2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to provide
service outside of a public right-of-way. 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.
2.2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water
mains to and through this development. Applicant may be eligible for a reimbursement
agreement for infrastructure enhancement per MCC 8-6-5.
2.2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of
way (include all water services and hydrants). The easement widths shall be 20 -feet wide for a
single utility, or 30 -feet wide for two. The easements shall not be dedicated via the plat, but
rather dedicated outside the plat process using the City of Meridian's standard forms. The
easement shall be graphically depicted on the plat for reference purposes. Submit an executed
easement (on the form available from Public Works), a legal description prepared by an Idaho
Licensed Professional Land Surveyor, which must include the area of the easement (marked
EXHIBIT A) and an 81/2" x 11" map with bearings and distances (marked EXHIBIT B) for
review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO
NOT RECORD. Add a note to the plat referencing this document. All easements must be
submitted, reviewed, and approved prior to development plan approval.
2.2.4 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
prior to receiving development plan approval.
2.2.5 All existing structures that are required to be removed shall be prior to signature on the final plat
by the City Engineer.
2.2.6 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6.
Plans shall be approved by the appropriate 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.
2.2.7 Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
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PAGE 34
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
2.2.8 Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
2.2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated,
fencing installed, drainage lots constructed, road base approved by the Ada County Highway
District and the Final Plat for this subdivision shall be recorded, prior to applying for building
permits.
2.2.10 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.
2.2.11 All development improvements, including but not limited to sewer and water, fencing, micro -
paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.2.12 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.
2.2.13 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.
2.2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.2.17 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.
2.2.18 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.
2.2.19 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.
2.2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per
the City of Meridian AutoCAD standards. These record drawings must be received and approved
prior to the issuance of a certification of occupancy for any structures within the project.
2.2.21 100 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, which must include the location of any existing street lights.
Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street
Lighting. A copy of the standards can be found on the city of meridian Public Works
Department's website at http://www.meridiancity.org/public_works.aspx?id=272. The
contractor's work and materials shall conform to the ISPWC and the City of Meridian
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PAGE 35
Supplemental Specifications to the ISPWC.
2.2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount
of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure
prior to final plat signature. 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. Applicant must file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
2.2.23 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. Applicant must file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-221.
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 ''/2" 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.
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 Provide signage ("No Parking Fire Lane") for all fire lanes in accordance with International Fire
Code Sections 503.4 & D103.6.
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 10-4-2J.
3.5 COMMERCIAL AND INDUSTRIAL - Buildings or facilities having a gross building area of more
than 62,000 square feet (5760 m2) shall be provided with two separate and approved fire apparatus
access roads separated by one half of the maximum overall diagonal dimension of the property or
area to be served, measured in a straight line between accesses as set forth in International Fire Code
Appendix D 104.2.
a. Exception: Projects having a gross building area of up to 124,000 square feet (11520 m2) that
have a single approved fire apparatus access road and all buildings are equipped throughout with
approved automatic sprinkler systems. (Remoteness Required)
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.
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PAGE 36
3.7 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.
3.8 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.
3.9 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth
in International Fire Code Section 304.1.2.
3.10 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. .
3.11 Provide a Knox box entry system for the complex prior to occupancy as set forth in International Fire
Code Section 506.
3.12 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 of Chinden Boulevard as proposed. Prior
to City Engineer's signature on a final plat, the applicant submit a public access easement to the
Planning Division of the Community Development Department for the multi-use pathway 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 (COMMENTS HAVE NOT BEEN RECEIVED FROM ACRD)
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.
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.
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PAGE 37
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 ACRD 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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PAGE 38
C. Legal Description and Exhibit Map
Description for
JAYKER VILLAGE SUBDIVISION
PROPOSED ZONE R-15
A portion of the Southeast 1/4 of the Southwest 1/4 of Section 22, Township 4
North, Range 1 West, Base Meridian, City of Meridian, Ada County, Idaho being more
particularly described as follows:
COMMENCING at the Southwest comer of said Section 22 from which the
South 1/4 comer of said Section 22 bears South 89'17'17" East, 2647.16 feet; Thence
along the South boundary line of said Section 22 South 89'17'17" East, 1323.58 feet to
the West 1/16 comer of said Section 22 and Section 27 of said Township 4 North,
Range 1 West; Thence leaving said South boundary line and along the West boundary
line of the Southeast 1/4 of the Southwest 1/4 of said Section 22, North 00'30'43" East,
589.45 feet to the REAL POINT OF BEGINNING;
Thence continuing North 00"30'43" East, 270.95 feet to an angle pant on the
exterior boundary line of Spurwing Grove Subdivision No. 6 as same is filed in Book
105 of Plats at Pages 14500-14502, official records of Ada County, Idaho;
Thence leaving said West boundary fine and along the exterior boundary fines
of said Spurwing Grove Subdivision No. 6 and Spurwing Grove Subdivision No. 4 as
same is Tiled in Book 105 of Plats at Pages 1424414246, official records of Ada
County, Idaho, and the northeasterly extension thereof, 193.38 feet along the are of a
non -tangent curve to the left having a radius of 485.54 feet, a central angle of
22°49'09", and a long chord which bears North 72°04'14" East, a distance of 192.10
feet;
Thence North 60°39'40" East, 636.46 feet to the centerline of Nath Tree Haven
Way,
Thence leaving said exterior boundary lines and northeasterly extension and
along said centerline the following four (4) courses and distances:
Thence South 19°34'58" East, 165.50 feet;
Thence 126.55 feet along the arc of a curve to the right having a radius of
400.00 feet, a central angle of 18°07'37", and a long chord which bears South
10°31'10" East, a distance of 126.02 feet;
Thence South 01°27'21" East, 152.21 feet;
Thence 120.22 feet along the arc of a curve to the left having a radius of 200.00
feet, a central angle of 34°26'24", and a long chord which bears South 18°40'33" East,
a distance of 118.42 feet;
Thei�Ing^saldt;ienterline South 44"23'21" West,147.35 feet;
Thence North 89'2544" West, 757.24 feet to the REAL POINT OF
BEGINNING. Containing an area of 8.48 acres, more or less.
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PAGE 39
Description for
JAYKER VILLAGE SUBDIVISION
PROPOSED ZONE C -C
A portion of the Southeast 1/4 of the Southwest 1/4 of Section 22, Township 4
North, Range 1 West, Boise Meridian, City of Meridian, Ada County, Idaho being more
particularly described as follows:
COMMENCING at the Southwest comer of said Section 22 from which the
South 1/4 comer of said Section 22 bears South 89°17'17" East, 2647.16 feet; Thence
along the South boundary line of said Section 22 South 89°17'17" East, 1323.58 feet to
the West 1/16 corner of said Section 22 and Section 27 of said Township 4 North,
Range 1 West, said point being the REAL POINT OF BEGINNING;
Thence leaving said South boundary line and along the West boundary line of
the Southeast 1/4 of the Southwest 1/4 of said Section 22, North 00630'43" East,
589.45 feet;
Thence leaving said West boundary line South 89°2544" East, 757.24 feet;
Thence North 44°23'21" East, 147.35 feet to the intersection with the centerline
of North Tree Haven Way;
Thence along said centerline the following six (6) courses and distances:
Thence 42.47 feet along the arc of a non -tangent curve to the left having a
radius of 200.00 feet, a central angle of 12°10'03", and a long chord which bears South
41 °58'47" East, a distance of 42.39 feet;
Thence South 48003'49" East, 184.22 feet;
Thence 122.99 feet along the arc of a curve to the left having a radius of 160.00
feet, a central angle of 44002'36", and a long chord which bears South 7000607" East,
a distance of 119.99 feet;
Thence North 87°53'36" East, 107.74 feet;
Thence 53.76 feet along the arc of a curve to the right having a radius of
100.00 feet, a central angle of 30°48'14", and a long chord which bears South
76°42'17" East, a distance of 53.12 feet;
Thence South 61"18'10" East, 72.67 feet to the intersection with the centerline
of North Tree Farm Way;
Thence along the centerline of said North Tree Farm Way the following•six-(6)
courses and distances:
Thence South 28°41'50" West, 81.03 feet;
Jayker Village — RZ-15-003, PP -15-003, CUP -15-003, MDA -15-001 & ALT -15-002
PAGE 40
Thence 135.76 feet along the arc of a curve to the left having a radius of 185.00
feet, a central angle of 42°02'43", and a long chord which bears South 07040'28" West,
a distance of 132.73 feet;
Thence South 13°20'53" East, 42.88 feet;
Thence 43.53 feet along the arc of a curve to the right having a radius of
180.00 feet, a central angle of 13°51'27", and a long chord which bears South
06°25'10" East, a distance of 43.43 feet;
Thence South 00030'34" West, 137.48 feet to the Intersection with the North
right-of-way line of West Chinden Boulevard;
Thence South 00°23'41" West, 40.00 feet to said South 1/4 comer,
Thence leaving said centerline and along the South boundary line of said
Section 22 North 89°17'17" West, 1,323.58 feet to the REAL POINT OF BEGINNING.
Containing an area of 17.61 acres, more or less.
Jayker Village — RZ-15-003, PP -15-003, CUP -15-003, MDA -15-001 & ALT -15-002
PAGE 41
A . -
-011 ro
I G �O'
4
I 7
2
W i JAYKER SUB 1
t
r� 1I
0 I
nQ
N 89'25'44' W 757.24'_- GjDa * r
1 � RPOB
alPUMA SUB �
I OW m
r 1 Lei
OI r
o� 1 0
Z
oI
JS
522 T13 3.528'_ _ __ w as BLVD_ _ _ S22W 1/16 T N 89'17'17" W 1323.58' S27 27 c o 1/4
.............�. 89 17'17'•F,
..............
2647.16'
LINE TABLE
LINLI
BEARING ILENGTH
Li
S 19'34'58" F 1165.50'
L2
I S 01'27'21" E 152.21'
125 500
25 250
SCALE: 1" = 250'
CURVE TABLE
CURVE RADIUS
LENGTH CHORD CHORD BRG.
DELTA
C1 485.54'
193.38' 192.10' N 72'04'14" E
22'49'09'
C2 400.00'
126.55' 126.02' N 10'31'10" W
18'07'37"
C3 200.00' ,
_.120,22' --F8 42' S 18'40'33" E
34'26'24"
IDAHO
REZONE EXHIBIT FOR
"5'rwAiE"T." ST.
SURVEY
MKWa�
i
JAWER VILLAGE SUBDIVISION
GROUP, P.C.
(M) ism
Of
Jayker Village — RZ-15-003, PP -15-003, CUP -15-003, MDA -15-001 & ALT -15-002
PAGE 42
REZONE EXHIBIT FOR
.OB Na
PROPOSED ZONE: R-15
14-162
i
JAWER VILLAGE SUBDIVISION
LOCATED I4 THE SE 1/4 OF THE SW 1/4. SECTION 22.
W. DATE
T.4N., R.W. 0.N., MERMAN. ADA COMTY, IDAHO
12-19-14
Jayker Village — RZ-15-003, PP -15-003, CUP -15-003, MDA -15-001 & ALT -15-002
PAGE 42
A
6 �
77 0000
�- 6 /
5
O '11
N44'23'21 "E \
147.35'
" E 757.24'
S21 S22 "' -"-� �_� f
� 1 3.58'
W 1/16 N 89'17'17' W 1321-
S28
32;S28 S27
...17'17'. E
............
2647.16'
125 500
25 50
N SCALE: 21" = 250'
J f..
'l C
\\ 1
JAYKER SUB 1 1
r --
1/4 ---
IDAHO1450 E. WATERiOWER 9T.
SURVEY ►�ffR DWL MHO 0302
GROUP, P.C. "
464
REZONE EXHIBIT FOR
PROPOSED ZONE: C—C
JAYKER VILLAGE SUBDIVISION
LOCATED 1N THE SE 1/4 Of THE SW I^ SECTION 22.
r.4N.. R1MS, 0.M, NEIMAN. ADA TY, WANG
Jayker Village — RZ-15-003, PP -15-003, CUP -15-003, MDA -15-001 & ALT -15-002
PAGE 43
JOa Na
ih192
NO.
I
OMO. DAIS
12-19-14
LINE TABLE
CURVE TABLE
LINEI
BEARING
LENGTH
L1
N 87'53' " E
107.74'
L2
S 61'18_'10" E
72.67'
L3
5 28'41'50' W
61.03'
L4
S 13'20'53" E
42.88'
L5
S 00:30' 4" W
137.48'
L6
S 00'23'41" W
1 40.00'
IDAHO1450 E. WATERiOWER 9T.
SURVEY ►�ffR DWL MHO 0302
GROUP, P.C. "
464
REZONE EXHIBIT FOR
PROPOSED ZONE: C—C
JAYKER VILLAGE SUBDIVISION
LOCATED 1N THE SE 1/4 Of THE SW I^ SECTION 22.
r.4N.. R1MS, 0.M, NEIMAN. ADA TY, WANG
Jayker Village — RZ-15-003, PP -15-003, CUP -15-003, MDA -15-001 & ALT -15-002
PAGE 43
JOa Na
ih192
NO.
I
OMO. DAIS
12-19-14
CURVE TABLE
CURVE RADIUS
LENGTH
CHORD
CHORD BRG.
DELTA
Ci
200.00'
42.47_' _
42.39'
S 41'58'47"
12'10'03"
C2
160.00'
122.99'
119.99'
S 70'05'0_7" E
44'02'36"
C3
100.00'
_ 53.76'
53.12'
_
S 76'42'17" E
30'48'14"
C4
185.00'
135.76'
132.73'
S 07'40'28" W
42'02'43"
C5
180.00'
43.53'
43.43'
S 06'25'10" E
1,3'51'27'
IDAHO1450 E. WATERiOWER 9T.
SURVEY ►�ffR DWL MHO 0302
GROUP, P.C. "
464
REZONE EXHIBIT FOR
PROPOSED ZONE: C—C
JAYKER VILLAGE SUBDIVISION
LOCATED 1N THE SE 1/4 Of THE SW I^ SECTION 22.
r.4N.. R1MS, 0.M, NEIMAN. ADA TY, WANG
Jayker Village — RZ-15-003, PP -15-003, CUP -15-003, MDA -15-001 & ALT -15-002
PAGE 43
JOa Na
ih192
NO.
I
OMO. DAIS
12-19-14
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;
Staff finds the proposed rezone to the R-15 and the C -C zoning districts is consistent with
the MDR and MU -C future land use designations.
b. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Staff finds that the proposed map amendment to R-15 and the C -C zoning districts is
consistent with the purpose statement of the residential and commercial districts.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff 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.
However, Staff recommends that the Commission and Council consider any oral or
written testimony that may be 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,
Staff 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 11-513-3.E).
NA
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
a. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed plat is in substantial compliance with the adopted and
proposed Comprehensive Plan in regard to land use, transportation, and circulation.
Please see Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for
more information.
b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services will be provided to the subject property upon
development. (See Exhibit B of the Staff Report for more details from public service
providers.)
c. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Jayker Village — RZ-15-003, PP -15-003, CUP -15-003, MDA -15-001 & ALT -15-002
PAGE 44
Because City water and sewer and any other utilities will be provided by the development
at their own cost, Staff finds that the subdivision will not require the expenditure of
capital improvement funds.
d. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council consider comments from the public
service providers (i.e., Police, Fire, ACHD, etc.) to determine this finding. (See Exhibit B
for more detail.)
e. The development will not be detrimental to the public health, safety or general
welfare; and
Staff is not aware of any health, safety, or environmental problems associated with the
platting of this property that should be brought to the Council or Commission's attention.
ACHD considers road safety issues in their analysis. Staff recommends that the
Commission and Council consider any public testimony that may be presented to them
when determining whether or not the proposed subdivision may cause health, safety or
environmental problems of which Staff is unaware.
f. The development preserves significant natural, scenic or historic features.
Staff is unaware of any natural, scenic or historic features on this site. Therefore, staff
finds that the proposed development will not result in the destruction, loss or damage of
any natural, scenic or historic feature(s) of major importance. The Commission and
Council may consider 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.
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 -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.
Staff finds that the proposed self-service storage 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.
Jayker Village — RZ-15-003, PP -15-003, CUP -15-003, MDA -15-001 & ALT -15-002
PAGE 45
Staff 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 recommended by staff.
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
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.
4. 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
The Director finds that strict adherence to the parking standards is not feasible given the
operational characteristics of self-service storage facility.
Jayker Village — RZ-15-003, PP -15-003, CUP -15-003, MDA -15-001 & ALT -15-002
PAGE 46
The Director also finds complying with the landscape standards is not feasible due to the
location of an existing building that is to remain with the development and ensuring the
collector road aligns with intersection.
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 (1,574 sq.ft.) and on the operational characteristics of the
storage facility use. Therefore, the Director finds seven (7) parking stalls is adequate to
serve the site.
The Director also finds the applicant's proposal to increase the plantings in front of the
existing building on Chinden Boulevard and providing a wider buffer on the north of N.
Tree Farm Way towards the west and installing a center median in the right-of-way
provides an equal means for complying with the landscape standards set forth in UDC
11-3B.
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 to the landscaping and parking will not
be detrimental to the public welfare or impair the use/character of the surrounding
properties.
Jayker Village — RZ-15-003, PP -15-003, CUP -15-003, MDA -15-001 & ALT -15-002
PAGE 47