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Franklin Mini Storage CUP-15-001CITY OF MERIDIAN � I�jAN�- FINDINGS OF FACT, CONCLUSIONS OF LAW j jj 1 AND IiAHO DECISION & ORDER In the Matter of the Request for Conditional Use Permit for a Self -Service Storage Facility in a C-G Zoning District for Franklin Mini -Storage, Located at 1975 E. Franklin Road, by Osborne Enterprises. Case No(s). CUP-15-001 For the Planning & Zoning Commission Hearing Date of: April 16, 2015 (Findings on May 7, 2015) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of April 16, 2015, incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of April 16, 2015, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of April 16, 2015, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of April 16, 2015, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503). 2. The Meridian Planning & Zoning Commission takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian, which was adopted April 19, 2011, Resolution No. 11-784 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s) received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this decision, which shall be signed by the Chairman of the Commission and City Clerk and then a copy served by the Clerk upon the applicant, the Planning Department, the Public Works Department and any affected party requesting notice. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). CUP-15-001 Page 1 7. That this approval is subject to the conditions of approval in the attached staff report for the hearing date of April 16, 2015, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the Planning & Zoning Commission's authority as provided in Meridian City Code § 11- 5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: The applicant's request for conditional use permit is hereby approved in accord with the conditions of approval in the staff report for the hearing date of April 16, 2015, attached as Exhibit A. Note: The Director also approved a request for alternative compliance (ALT-15- 003) to UDC 11-3C-6B. D. Notice of Applicable Time Limits Notice of Two (2) Year Conditional Use Permit Duration Please take notice that the conditional use permit, when granted, shall be valid for a maximum period of two (2) years unless otherwise approved by the City in accord with UDC 11-513-617.1. During this time, the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground. For conditional use permits that also require platting, the final plat must be signed by the City Engineer within this two (2) year period in accord with UDC 11-5B-6F.2. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-513-6.17.1, the Director may authorize a single extension of the time to commence the use not to exceed one (1) two (2) year period. Additional time extensions up to two (2) years as determined and approved by the Commission may be granted. With all extensions, the Director or Commission may require the conditional use comply with the current provisions of Meridian City Code Title 11. E. Notice of Final Action and Right to Regulatory Takings Analysis 1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a conditional use permit entitles the Owner to request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. 2. Please take notice that this is a final action of the governing body of the City of Meridian. When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person who has an interest in real property which may be adversely affected by the final action of the governing board may within twenty-eight (28) days after the date of this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho Code. F. Attached: Staff report for the hearing date of April 16, 2015 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). CUP-15-001 Page 2 By action of the Planning & Zoning Commission at its regular meeting held on the 7L6— day of 2015. COMMISSIONER STEVEN YEARSLEY, CHAIRMAN COMMISSIONER PATRICK OLIVER, VICE CHAIRMAN COMMISSIONER RHONDA MCCARVEL COMMISSIONER RYAN FITZGERALD COMMISSIONER GREGORY WILSON Steven Yearsley, Chai an Attest: x �-{ Jaycee Holman, City Clerk l VOTED VOTED VOTED_gfjQ_ VOTED VOTED Copy served upon the Applicant, the Planning and Development Services divisions of the Community Development Department, the Public Works Department and the City Attorney. By: Dated: G City Clerk's O ice CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). CUP-15-001 Page 3 EXHIBIT A STAFF REPORT Hearing Date: April 16, 2015 (Continued from March 5 and 19, 2015) TO: Planning & Zoning Commission aWERIDIAN*,—_— IDAHO FROM: Sonya Watters, Associate City Planner 208-884-5533 SUBJECT: CUP-15-001; ALT-15-003 — Franklin Mini Storage I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Osborne Enterprises, has applied for a conditional use permit (CUP) for a self-service storage facility in a C-G zoning district for Franklin Mini Storage. A request for alternative compliance (ALT) to UDC 11-3C-613 was also submitted to reduce the number of off-street parking spaces required for this site based on the proposed use. See Section LV Analysis for more information. The site is proposed to develop in two phases. The first phase is proposed to consist of 77,595 square feet (s.f.) of storage area (including 4,445 s.f. of conditioned storage which is climate controlled) and 2,860 s.f. of office area; the second phase is proposed to consist of 59,968 s.f. of storage area. No outdoor storage is proposed. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed CUP with the conditions listed in Exhibit B, based on the Findings of Fact and Conclusions of Law in Exhibit D of the Staff Report. The Director is the decision maker on the ALT request; this application does not require action from the Planning & Zoning Commission. April 16', 2015. At the public hearing on April 16`", the Commission moved to appr� subiect CUP request. a. Summary of Commission Public Heariniv i. In favor: Tamara Thompson ii. In opposition: None W. Commenting: None iv. Written testimony: Tamara Thompson; Arnold Burr v. Staff presenting application: Sonya Watters vi. Other staff commenting on application: None b. Key Issues of Discussion by Commission: i. The requirement for cross -access to be provided to the property to the west. c. Key Commission ChanEes to Staff Recommendation: i. Delete conditions #1.7 and #1.8b to remove the requirement for cross -access to be provided to the property to the west. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve File Number CUP-15- 001 as presented in the staff report for the hearing date of April 16, 2015, with the following modifications: (Add any proposed modifications.) I further move to direct Staff to prepare an appropriate findings document to be considered at the next Planning and Zoning Commission hearing on May 7, 2015. Franklin Mini Storage CUP-15-001 PAGE 1 EXHIBIT A Denial After considering all staff, applicant and public testimony, I move to deny File Number CUP-15-001 as presented during the hearing on April 16, 2015, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number CUP-15-001 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) IV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The subject property is located at 1975 E. Franklin Road, in the NW'/a of Section 17, Township 3 North, Range 1 East. B. Owner: Keylock Storage Franklin Road, LLC 13965 W. Chinden Blvd, Ste. 206 Boise, ID 83713 C. Applicant: Osborne Enterprises 13965 W. Chinden Blvd., Ste. 300 Boise, ID 83713 D. Representative: Tamara Thompson, The Land Group 462 E. Shore Drive, Ste. 100 Eagle, ID 83616 E. Applicant's Statement/Justification: Please see applicant's narrative for this information. V. PROCESS FACTS A. The subject application is for a conditional use permit. A public hearing is required before the Planning & Zoning Commission on this matter, consistent with Meridian City Code Title 11, Chapter 5. Note: Alternative compliance requests are acted on by the Director and do not require Commission approval. B. Newspaper notifications published on: February 16, and March 2, 2015 C. Radius notices mailed to properties within 300 feet on: February 12, 2015 D. Applicant posted notice on site by: February 25, 2015 VI. LAND USE A. Existing Land Use(s) and Zoning: This property is vacant except for an existing barn at the south end of the site that is proposed to remain until development of phase 2. This property is zoned C- G. B. Character of Surrounding Area and Adjacent Land Use and Zoning: This site is surrounded by residential properties, zoned R-4 and R-15 in the City; and rural residential properties, zoned RUT and R1 in Ada County. Franklin Mini Storage CUP-15-001 PAGE 2 EXHIBIT A C. History of Previous Actions: • In 2001, this property was annexed and zoned (AZ-01-011) with a C-G zoning district. A development agreement was required as a provision of annexation, recorded as Instrument No. 10205612, which limits development to a mini -storage facility. A conditional use permit (CUP- 01-024) was also approved for a mini -storage and one office/commercial pad in the C-G zoning district; this approval has since expired. • A record of survey (#5573) was recorded in 2001 that reconfigured the boundaries of the two existing parcels. D. Utilities: 1. Public Works: a. Location of sewer: Sanitary sewer service for the management office is available from an existing mainline in Franklin Road. b. Location of water: Water service to this project is available from an existing mainline in Franklin Road. c. Issues or concerns: The applicant will need to coordinate with the Meridian Pre- treatment staff during the design phase of the RV dump station. E. Physical Features: 1. Canals/Ditches Irrigation: The Fivemile Creek runs across the southwest corner of this site. 2. Hazards: Staff is not aware of any hazards that exist on this property. 3. Flood Plain: A portion of this site along the Fivemile Creek at the south boundary lies within the Meridian Floodplain Overlay District. VII. COMPREHENSIVE PLAN POLICIES AND GOALS This property is designated "Commercial" on the Comprehensive Plan Future Land Use Map. The purpose of this designation is to provide a full range of commercial and retail to serve area residents and visitors. Uses may include retail, wholesale, service and office uses, multi -family residential, as well as appropriate public uses such as government offices. Within this land use category, specific zones may be created to focus commercial activities unique to their locations. These zones may include neighborhood commercial uses focusing on specialized service for residential areas adjacent to that zone. The applicant requests approval to construct a self-service storage facility on the site, which requires conditional use permit approval in the C-G zoning district. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use (staff analysis in italics): • "Require all commercial and industrial businesses to.install and maintain landscaping." (2.01.03B) The applicant is required to provide street buffer landscaping along E. Franklin Road, internal parking lot landscaping, and buffers to adjoining residential uses in accord with the standards listed in UDC 11-3B. • "Protect existing residential properties from incompatible land use development on adjacent parcels." (3.06.0IF) Staff believes the proposed self-service storage facility should be a compatible use adjacent Franklin Mini Storage CUP-15-001 PAGE 3 EXHIBIT A to residential uses due to the fairly low traffic and noise associated with a storage facility use. Additionally, the facility will provide nearby storage options for residential properties in the vicinity. • "Require screening and buffering of commercial and industrial properties to residential use with transitional zoning." (3.06.01E) Although transitional zoning is not proposed, a 6-foot tall solid vinyl fence exists along the east property boundary and the applicant proposes to provide a 25 foot wide landscape buffer to the residential uses along this boundary. The UDC (Table 11-2B-3) requires a 25- foot wide buffer adjacent to residential uses; therefore, staff recommends a buffer in accord with this requirement is also provided along the west boundary. The topography of the land also slopes down significantly from the front toward the rear of the property, which will result in a portion of the storage units sitting below the grade of some of the adjacent residences (see Exhibit Q. • "Minimize noise, odor, air pollution, and visual pollution in industrial and commercial development adjacent to residential uses." (3.06.0113) Staff believes any visual pollution created from the storage units should be minimized by the perimeter fencing and landscaping and natural slope of the land, and noise associated with the use should be minimal. Further, staff believes there shouldn't be any odor or air pollution associated with the proposed use. • "Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system." (3.03.03B) A segment of the City s regional pathway system is required on this site along the north side of the Fivemile Creek per the Pathways Master Plan. Construction of this pathway will eventually link developments together to promote neighborhood connectivity. • "Reduce the number of existing access points onto arterial streets by using methods such as cross -access agreements, access management, and frontage/backage roads." (3.03.02N) Staff recommends a driveway stub is constructed and a cross -access easement granted to the property to the west for future interconnectivity and to reduce the number of access points via E. Franklin Road. • "Locate industrial and commercial uses where adequate water supply and water pressure are available for fire protection." (3.04.02A) There is adequate water supply and pressure available to the site for fire protection. In accord with the above policies and for the above -stated reasons, staff believes the proposed use is appropriate in this location. VIII. UNIFIED DEVELOPMENT CODE A. Purpose Statement of Zone: The purpose of the commercial districts is to provide for the retail and service needs of the community in accordance with the Meridian comprehensive plan. Six 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. Allowed uses in the C-G district are of the largest scale and broadest mix of retail, office, service, and light industrial uses of the commercial districts with access to arterial or collector streets. Franklin Mini Storage CUP-15-001 PAGE 4 EXHIBIT A B. Schedule of Use: Unified Development Code (UDC) 11-213-2 lists the permitted, accessory, conditional, and prohibited uses in the C-G zoning district. The proposed self-service storage facility is listed as a conditional use in the C-G district. C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2B-3 for the C-G zoning district apply to development of this site. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: The applicant requests approval of a conditional use permit for the construction of a self-service storage facility in the C-G zoning district on this site. The site is proposed to develop in two phases. The first phase is proposed to consist of 77,595 square feet (s.f.) of storage area (including 4,445 s.f. of conditioned storage which is climate controlled) and 2,860 s.f. of office area; the second phase is proposed to consist of 59,968 s.f. of storage area. No outdoor storage is proposed. Specific Use Standards: The proposed use is subject to the specific use standards listed in UDC 11-4-3-34, Storage Facility, Self -Service as follows: (Staffs comments are in italics) A. Storage units and/or areas shall not be used as dwellings or as a commercial or industrial place of business. The manufacture or sale of any item by a tenant from or at a self-service storage facility is specifically prohibited. The applicant shall comply with this standard. B. On site auctions of unclaimed items by the storage facility owners shall be allowed as a temporary use in accord with chapter 3, article E. "Temporary Use Requirements", of this title. The applicant shall comply with this standard. C. The distance between structures shall be a minimum of twenty five feet (25'). The distance between buildings as depicted on the site plan complies with this standard. D. The storage facility shall be completely fenced, walled, or enclosed and screened from public view. Where abutting a residential district or public road, chainlink shall not be allowed as fencing material. A 6-foot tall sight obscuring vinyl fence exists along the east boundary of the site; no fencing is shown along the south or west boundaries of the site. A minimum 6-foot tall sight obscuring fence should be extended along the south and west perimeter boundaries of the site to comply with this standard outside of the floodplain area. The UDC (11-3A-7B) allows fencing up to 8 feet in height in the C-G district. E. If abutting a residential district, the facility hours of public operation shall be limited to six o'clock (6:00) A.M. to eleven o'clock (11:00) P.M There are existing residential uses and zoning on the abutting properties to the west, south and east. Therefore, the hours of operation of the facility are restricted from 6 am to 11 pm. 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 otherwise required by this title. Landscaping shall be provided as set forth in subsection 11-313-9C of this title. A 25 foot wide buffer landscaped is required along the west, south and east sides of the development adjacent to residential uses in accord with the standards listed in UDC 11-3B-9C. The landscape plan should be revised to include a 25 foot wide buffer along the entire west and south boundary of the site. Franklin Mini Storage CUP-15-001 PAGE 5 EXHIBIT A 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 only standard listed in UDC 11-3A-16 that applies to this development is as follows: The entrance or view of the self-service facility shall be open to the public street or adjoining businesses and shall have low impact security lighting. H. The facility shall have a second means of access for emergency purposes. The site plan depicts two secondary emergency access driveways on either side of the main entrance via E. Franklin Road in accord with this requirement and as approved by the Fire Department. 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. There is no outdoor storage of materials proposed with this development. If outdoor storage is proposed in the future, the applicant shall comply with this requirement. J. The site shall not be used as a "vehicle wrecking or junk yard" as herein defined. The applicant shall comply with this standard. 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. (Ord. 13-1555, 5-14-2013) The site is not located within 1, 000 feet of a hospital; the application does not state that fuel or hazardous material will be stored at the facility. Dimensional Standards: Development of this site is required to comply with the dimensional standards listed in UDC Table 11-2B-3 for the C-G zoning district. Staff has reviewed the proposed site and landscape plans and recommends revisions to the plans in regard to landscape requirements (see below and Exhibit B). Hours of Operation: The proposed hours of operation are 24 hours a day/7 days a week. The UDC (11-2B-3A.4 and 11-4-3-34) restricts hours of operation in the C-G district, and specifically self-service storage facilities, when the use abuts a residential use or district from 6 am to 11 pm. Because residential uses surround this site, the applicant is required to comply with this standard and the gate to the facility should be locked beyond these hours. Access: One access to the site exists via E. Franklin Road in alignment with the driveway on the north side of E. Franklin Road; this access is proposed to remain. Two emergency only access driveways are proposed via E. Franklin Road on either side of the main driveway in accord with Fire Department requirements. To reduce the number of access points on E. Franklin Road, an arterial street, staff recommends a driveway stub is provided from the front driveway/parking area to the property to the west (Parcel #S1117223201) and a cross -access easement granted for future interconnectivity in accord with UDC 11-3A-3, Parking: Off-street parking is required with development of the site in accord with the standards listed in UDC 11-3C-6B. A minimum of one space for every 500 s.f. of gross floor area is required. Based on the total square footage of the structures (140,423 s.f.), a minimum of 281 parking spaces are required. Bicycle parking is also required in accord with the standards listed in UDC 11-3C-5C and 11-3C- 6G. A minimum of one space is required per every 25 vehicle spaces proposed. The applicant has submitted a request for alternative compliance to UDC 11-3C-6B to reduce the Franklin Mini Storage CUP-15-001 PAGE 6 EXHIBIT A number of vehicle parking spaces required for this site. The applicant proposes that the number of spaces be calculated based on the square footage of the office space (2,860 s.f.) and not include the area of the storage units, which would require a minimum of 6 stalls. The site plan depicts a total of 17 parking spaces, including one handicap space, which the applicant states should be more than adequate to accommodate both employees and customers. Because of the nature of the use, the Director agrees that the proposed parking should be adequate for the site; therefore, based on the Findings in Exhibit C, the Director has approved the applicant's request. Based on the number of parking spaces proposed, a minimum of one bicycle parking space should be provided on the site. RV Dump: An RV dump with water is depicted on the landscape plan at the back edge of the street buffer along E. Franklin Road. The applicant will need to coordinate with the Meridian Sewer Pre-treatment staff during design phase of the RV dump station. Landscaping: All landscaping should comply with the standards listed in UDC 11-3B. A landscape plan was submitted with this application as shown in Exhibit A.3. A 25-foot wide street buffer is required along E. Franklin Road, an arterial street, per UDC Table 11-2B-3; landscaping within the street buffer is required to comply with the standards listed in UDC 11-3B-7C as shown on the landscape plan. The entrance or view of the self-service facility is required to be open to the public street in accord with UDC 11-3A-16. A 25-foot wide buffer to adjoining residential uses is required along the west, east and south property boundaries per UDC Table 11-2B-3 and 11-4-3-34F and should be planted in accord with the standards listed in UDC 11-3B-9C. The landscape plan should be revised to include a 25-foot wide landscape buffer along the full length of the west boundary and along the south boundary. The buffer area shall result in a barrier that allows trees to touch at the time of the tree maturity, per UDC 11-3B-9C. Parking lot landscaping is required to be provided in accord with the standards listed in UDC 11- 3B-8C. Tree Mitigation: The landscape plan includes mitigation information for 3 trees that are proposed to be removed from the site. Prior to removal of the trees, the applicant should contact Elroy Huff, City Arborist, at 888-3579 to schedule an appointment to confirm mitigation requirements. Pathways: The Pathways Master Plan depicts a regional pathway on this site along the north side of the Fivemile Creek at the southwest corner of this site. A 14-foot wide recreational pathway easement will be required with the first phase of this development; construction of the pathway will be required with the second phase of development. The applicant should coordinate with the City's Pathways Project Manager, Jay Gibbons (208-888-3579), for easement location and distance from existing top of bank. The site and landscape plans should be revised to include the 14-foot wide easement and pathway. Pathways that are not visible from a public street are required to be illuminated with 4-foot tall bollard style lighting or another appropriate lighting source and should be shielded from adjoining residences in accord with UDC 11-3A-8H. Lighting in accord with this standard should be depicted on the site and/or landscape plan along the multi -use pathway. A minimum 5-foot wide pedestrian pathway is required from the perimeter sidewalk along E. Franklin Road to the main building entrance in accord with UDC 11-3A-19A.4. Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-17, which requires a 5-foot wide detached sidewalk along E. Franklin Road, an arterial street. However, Franklin Mini Storage CUP-15-001 PAGE 7 EXHIBIT A because ACF D constructed an attached sidewalk along Franklin Road with the road widening project, staff does not recommend a new detached sidewalk is required. Fencing: All fencing should comply with the standards listed in UDC 11-3A-6B, 11-3A-7 and 11-4-3-34D. Storage facilities are required to be completely fenced, walled, or enclosed and screened from public view. A 6-foot tall sight obscuring vinyl fence exists along the east boundary of the site; no fencing is depicted on the plans along the south or west boundaries of the site. The 6-foot tall vinyl fence should be extended along the south and west perimeter boundaries, at a minimum between structures, to comply with UDC 11-4-3-34D, except for the area encompassed by the floodplain. Fencing is prohibited within the floodplain area. Fencing in the C-G district is allowed to be up to 8 feet in height. Utilities: Street lighting is required to be installed within the development in accord with the City's adopted standards, specifications and ordinances. All development is required to connect to the City water and sewer system unless otherwise approved by the City Engineer in accord with UDC 11-3A-21. Pressurized Irrigation (Pn: An underground PI system is required to be provided for this development as proposed in accord with UDC I 1-3A-15. Storm Drainage: A storm drainage system is required for the development in accord with the City's adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City in accord with UDC 11-3A-18. All storm water is proposed to be retained on site. It's anticipated that a combination of bio-retention swales and underground seepage beds will be utilized. Waterways: The Fivemile Creek runs across the southwest corner of the site. As a natural waterway, the creek is required to remain open and not be piped in accord with UDC 11-3A-6A. Floodplain: A portion of this site along the southwest boundary along the Fivemile Creek lies within the Meridian Floodplain Overlay District. Prior to any development occurring in the Overlay District, a floodplain permit application, including hydraulic and hydrologic analysis is required to be completed and submitted to the City and approved by the Floodplain Administrator, per MCC 10-6. Existing Structures: There is an existing barn on the south end of this site, which is proposed to remain until the second phase of development commences. At such time, the barn will be removed. Building Elevations: The applicant has submitted elevations of the proposed office/storage building and storage unit structures in Phase 1 of the development, included in Exhibit A.4. Elevations were not been submitted for the second phase of the development. Building materials for the office/storage building consist of mix of stucco (white) and metal panels (silver and dark blue) with stone accents, clear anodized aluminum and glass facades and metal roofing. Building materials for the storage unit structures consist of metal wall panels (light gray), metal roofing (dark blue) and metal overhead doors (dark blue). The height of storage structures range from approximately 11 to 21 +/- feet at the ridge with the shortest of the structures proposed along the east and west perimeter boundaries of the site. The applicant states the structures in Phase 2 will be consistent in height with those in Phase 1 with the shorter buildings along the east and west perimeter boundaries. Franklin Mini Storage CUP-15-001 PAGE 8 EXHIBIT A Trash Enclosure: A trash enclosure is depicted on the site plan; construction materials are proposed to consist of CMU wall on 3 sides with a metal gate. A detail of the enclosure should be submitted with the Certificate of Zoning Compliance/Design Review application. Design Review (DES): An Administrative Design Review application is required to be submitted for approval of the proposed office/conditioned storage structure and parking lot design adjacent to E. Franklin Road, per UDC 11-5B-8. Development shall comply with the design standards listed in UDC 11-3A-19 and the design guidelines listed in the Meridian Design Manual. Note: Because the storage structures within the enclosed area will he screened from view from abutting property lines by a 25 foot wide buffer with dense landscaping as required by UDC 11-3B-9C, design review is not required for the structures or site design within this area. Certificate of Zoning Compliance (CZC): A CZC application is required to be submitted for approval of the new use and to ensure that all construction complies with the provisions of the UDC and the conditions contained in this report listed in Exhibit B. The DES and CZC application may be submitted concurrently. Staff recommends approval of the proposed CUP with the conditions listed in Exhibit B. X. EXHIBITS A. Drawings 1. Vicinity Map 2. Site Plan (dated: 11/13/14 & 4/8/15 - REVISED) 3. Landscape Plan (dated: 4/8/15 - REVISED) 4. Building Elevations (dated: 4/3/15 - REVISED) B. Conditions of Approval 1. Planning Department 2. Public Works Department 3. Fire Department 4. Police Department 5. Sanitary Service Company 6. Ada County Highway District 7. Parks Department C. Required Findings from Unified Development Code Franklin Mini Storage CUP-15-001 PAGE 9 EXHIBIT A Exhibit A.1: Vicinity Map Franklin Mini Storage CUP-15-001 PAGE 10 a016 = so `►���1�1� %©III `�i' ° ., in. Em i mc ti mc t� t! �MM �Mo �MM =111 111 EXHIBIT A 11W UEld aIN AUDIS ui>xueaj .1fou UIRUEJ1 U61. Jad PSO FUOWPUD3 ilia] IN 1 1-:1 1, Franklin Mini Storage CUP-15-001 PAGE 12 EXHIBIT A pm 11111110,k. V"d I" flim"111111103 0 if .: I �M l J Franklin Mini Storage CUP-15-001 PAGE 13 EXHIBIT A Exhibit A.3: Landscape Plan (dated: 4/8/15 - REVISED) mmwm w wmmw .ram Franklin Mini Storage CUP-15-001 PAGE 14 EXHIBIT A l:V08 u4AufJ3 W12d 6sn 1E UO!IIPJ 03 !OCJ ;6EJ:ls Ullyuri Ueld 40132PUEl !U;2d "n IVUOPIPU03 iro -j ap ago is III. 0 NNH I I A%J 1K -�7 •I! fill! al�lsi lriii'�ilj3[i� ;1 Franklin Mini Storage CUP- 15-001 PAGE 15 EXHIBIT A } ,«..,.�. .,.>...««.. ,,,�.. ��� �°�^ _ � .•x :ate 1 I j7a SECTION AA ® r p. .F-1F 6 SECTION BB c n«smt �N1inG u SECTION CC =ZYpww tea+ �..aow..�.t co�trw - Franklin Mini Storage CUP-15-001 PAGE 16 6 rA r rrl. F/AV W x D-Ar" I NMI A'A VAW. "�::A `7 ffL, ammki R rip, al ............. ......... ---- FAW 'A WiFoo swag" EXHIBIT A O U 00 O O U ilttf r�i�!r<E1b1FK,VIR E C � 4 E p € ■ Ara j 10 p� r�ta�awa�srae�acc�w�rb►�;,arne�m+ura�rr�ra�aazia��+a�z+ a gag O O O O © O O � 1M'•9 d , § a 8 ,;17 rC � a i. ;�f :. :. 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(�iewRe��'a'.wM.s mw.norralb,:R,Mies wr;., m r r RRL-M ®pie � Ii r �R�/'RAIRO.E! �o.xw�.4llr0 . .. �` •11•„v,O110W6• � � JR�� Franklin Mini Storage CUP-15-001 PAGE 19 1 *14 so 11 .111-wo. g 0 ;gr Aw—",�4 qfjm.#Afts VO, it f I I I I I I I I I I I T I row ire ....................... 0— — SOL— 64W.— Ina.— &.Lam I Immma-.1 k is rw ji 11 RRE m rA Franklin Mini Storage CUP-15-001 PAGE20 EXHIBIT A Q Q Q 111�I I t I I I I I I ®eierPw rsis*m�PelOw�6•�P+eP , 4 4 t6 4 Q Q 4 40 _ N S $ "wiassa� waaxssau 41,11W , " ,, m N m MM1El�v�bn(PRlO•4�IIMi9 ® .e a„� • Franklin Mini Storage CUP-15-001 PAGE 21 EXHIBIT A CO • 91 ® wnawa, .a.armssu l "OW +-MF oft_ 1-1 9191% ®'aRlIA6wY+-Ntott •y� ®uyes•thtlntt ��� ' i11WM�/.. �::�• t t i i i �€ZBM r g. 11111111itillt Tilt ltflit111fill! Ilif111lfitltiiff:l die wma•iwc.io...a.�ww„ - 1LW_Itl_(tttTTlitii)lttiiliTill{tTfliliIIIIIITiili m tNaiea,a, tttwa 2-11 IpilUNa�M. UllilET.; •-•• ■YIN*M 1�a�e dmw." 6 Franklin Mini Storage CUP-15-001 PAGE 22 EXHIBIT A B. Conditions of Approval 1. PLANNING DEPARTMENT 1.1 The applicant shall comply with all previous conditions of approval associated with this site (AZ- 01-0It, Development Agreement Instrument No. 102056127). 1.2 The hours of operation for the storage facility are limited to those hours between 6 am and 11 pm in accord with UDC 11-213-3A.4 and 11-4-3-34E. The gate to the storage area shall be locked beyond those hours. 1.3 Prior to any development occurring in the Overlay District, a floodplain permit application including hydraulic and hydrologic analysis is required to be completed and submitted to the City and approved by the Floodplain Administrator, per MCC 10-6. 1.4 Per UDC 11-4-3-34, 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. 1.5 On -site auctions of unclaimed items by the storage facility owners shall be allowed as a temporary use in accord with chapter 3, article E, "Temporary Use Requirements", of this title, per UDC 11-4-3-34. 1.6 A minimum of seventeen (17) off-street vehicle parking spaces shall be provided on the site in accord with the standards listed in UDC 11-3C-5, based on the Director's approval of alternative compliance (ALT-15-001) for this site. 1.7 A er-oss aeeess easement shall be gr-aR4ed to the pfepeAy to the west (Par -eel #S! 117223201) &f! ffittir-e er-edueeaeraessRead, in ucCArm-dith UDG 11 3A-3. A . ar-ded , of said easement shall be suvirft ca with theof Zoning Gemplianee appheafien. 1.8 The site and/or landscape plans, as applicable, shown in Exhibit A, shall be revised as follows: a. Depict a 25-foot wide landscape buffer along the entire west boundary and the south boundary of the development area adjacent to residential uses, planted in accord with the standards listed in UDC 11-313-9C. Landscaping within buffers to residential areas shall result in a barrier that allows trees to touch at the time of the tree maturity, per UDC 11-313- 9C. c. Depict a bicycle rack capable of holding a minimum of one bicycle in accord with the standards listed in UDC 11-3C-5C and 11-3C-6G. d. A minimum 6-foot tall sight obscuring vinyl fence shall be provided along the south and west boundaries of the site in accord with UDC 11-4-3-34D consistent with the fencing along the east boundary of the site (fencing up to 8 feet in height is allowed in the C-G district). Fencing shall not be constructed within the floodplain area. e. Depict a minimum 5-foot wide pedestrian pathway from the perimeter sidewalk along E. Franklin Road to the main building entrance in accord with UDC 11-3A-19A.4. f. The scale shown on the site plan is not correct; revise and/or print accordingly. g. The entrance or view of the self-service facility shall be open to the public street and have low impact security lighting in accord with UDC 11-3A-16, Self -Service Uses. Franklin Mini Storage CUP-15-001 PAGE 23 EXHIBIT A h. Depict a 10-foot wide multi -use pathway along the north side of the Fivemile Creek at the south boundary of the site within a 14-foot wide recreational pathway easement. i. Depict landscaping along the multi -use pathway at the south boundary of the site as set forth in UDC 11-313-12C. j. Depict 4-foot tall bollard style lighting, or another appropriate lighting source, along the multi -use pathway; lighting shall be shielded from adjoining residences in accord with UDC 11-3A-8H. k. Depict the correct number of trees within the buffer to residential uses along the east boundary in the Project Calculations table. 1. Correct the Unit Tabulation table on the site plan (Sheet A0.01) to reflect 1,800 square foot for Building 2. in. Include the correct information in the Site Requirements table shown on the site plan (Sheet A0.01). 1.9 A 14-foot wide multi -use pathway easement shall be submitted to the Park's Department with the first phase of the project for the pathway along the Fivemile Creek; coordinate details of the easement with Jay Gibbons (208-888-3579). Construction of the multi -use pathway will be required with the second phase of development. 1.10 Submit a detail of the trash enclosure, including building materials and colors, with the Certificate of Zoning Compliance and Design Review application. 1.11 Future structures in Phase 2 of the development shall be consistent in height with those in Phase 1, with shorter structures along the east and west boundaries of the site adjacent to residential uses. 1.12 A Certificate of Zoning Compliance application is required to be submitted for approval of the new use and to ensure that all construction complies with the provisions of the UDC and the conditions contained in this report listed in Exhibit B. 1.13 An Administrative Design Review application is required to be submitted for approval of the proposed office/conditioned storage structure and parking lot design adjacent to E. Franklin Road, per UDC 11-5B-8. Development of the site shall comply with the design standards listed in UDC 11-3A-19 and the design guidelines listed in the Meridian Design Manual. The Design Review and Certificate of Zoning Compliance applications may be submitted concurrently. Note: Because the storage structures within the enclosed area will be screened from view from abutting property lines by a buffer with dense landscaping in accord with the UDC 11-3B-9C, design review is not required for the structures or site design within this area. 1.14 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 new conditional use permit must be obtained prior to operation or a time extension must be requested in accord with UDC 11-513-617. 1.15 Staff's failure to cite specific ordinance provisions or terms of the approved conditional use does not relieve the applicant of responsibility for compliance. 2. PUBLIC WORKS DEPARTMENT 2.1 Site Specific Conditions of Approval 2.2.1 The application includes an RV Dump Station, and therefore Meridian Pretreatment requirements will include, but will not be limited to: Franklin Mini Storage CUP-15-001 PAGE 24 EXHIBIT A a. The identification of hours of operation b. A site security plan c. On -site signage informing users what not to dump d. Identification of how the RV dump station will be secured (e.g., fencing, lighting, other) e. Description of operations management of the RV dump station f. Documentation of how the site will be monitored to ensure only domestic RV waste is being dumped (no commercially -hauled waste) g. The RV Dump Station will be placed on an inspection schedule by Pretreatment Staff 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 I I" 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 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. 2.2.6 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at (208)898-5500 for inspections of disconnection of services. Wells may be used for non -domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. Franklin Mini Storage CUP-15-001 PAGE 25 EXHIBIT A 2.2.7 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. 2.2.8 Sanitary sewer and water systems shall be approved and activated prior to applying for building permits. 2.2.9 All development improvements, including but not limited to sewer and water, fencing, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 2.2.10 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 2.2.11 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.2.12 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.2.13 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.2.14 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.2.15 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.2.16 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or 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. 2.2.17 At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.2.18 100 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 Supplemental Specifications to the ISPWC. 2.2.19 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. Franklin Mini Storage CUP-15-001 PAGE 26 EXHIBIT A 3. FIRE DEPARTMENT 3.1 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance with International Fire Code Section (IFC) 508.5.4 as follows: a. Fire hydrants shall have the 4 '/z" outlet face the main street or parking lot drive aisle. b. Fire hydrants 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 placed 18" above finished grade to the center of the 4 '/2" outlets. g. Fire hydrants shall be provided to meet the requirements of 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 In accordance with International Fire Code Section 503.2.5 and Appendix D, any roadway greater than 150 feet in length that is not provided with an outlet shall be required to have an approved turn around. Phasing of the project may require a temporary approved turn around on streets greater than 150' in length with no outlet. 3.3 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28' inside and 48' outside, per International Fire Code Section 503.2.4. 3.4 Private Alleys and Fire Lanes shall have a 20' wide improved surface capable of supporting an imposed load of 75,000 lbs. All roadways shall be marked in accordance with Appendix D Section D103.6 Signs. 3.5 Provide signage ("No Parking Fire Lane") for all fire lanes in accordance with International Fire Code Sections 503.4 & D103.6. 3.6 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. 3.7 Maintain a separation of 5' from the building to the dumpster enclosure as set forth in International Fire Code Section 304.3.3. 3.8 Provide a Knox box entry system for the complex prior to occupancy as set forth in International Fire Code Section 506. 3.9 Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on -site fire hydrants and mains shall be provided where required by the code official as set forth in International Fire Code Section 507.5.1. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183). a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m). b. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183 m). 3.10 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. 3.11 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 Franklin Mini Storage CUP-15-001 PAGE 27 EXHIBIT A Knoxbox padlock which has to be ordered thru the Meridian Fire Department. 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. 3.12 Emergency response routes and fire lanes shall not be allowed to have traffic calming devices installed without prior approval of the Fire Code Official. National Fire Protection Standard 1141, Section A5.2.18. 3.13 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 D104.2. 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) 3.14 As set forth in International Fire Code Section 503.2 and D102.1, fire apparatus access roads are required to be 20' in width, consist of an improved gravel surface capable of supporting 75,000 GVW, and shall be provided to all athletic fields, concession stands and pathways. An approved water supply shall be provided to all structures. Plans and specifications shall be provided to the Fire Department for review and approval. 4. POLICE DEPARTMENT 4.1 The Police Department has no concerns with this application. 5. REPUBLIC SERVICES 5.1 Republic Services has no concerns with this application. 6. ADA COUNTY HIGHWAY DISTRICT 6.1 Site Specific Conditions of Approval 6.1.1 The keypad for the entry gate to the storage facility shall be located a minimum of 50 feet from the edge of pavement of Franklin Road to prevent stacking on the public roadway. 6.1.2 The applicant should be required to replace any deteriorated or deficient sidewalk, curb, gutter or pedestrian facilities along Franklin Road abutting the site, consistent with ACHD's Minor Improvement Policy 7203.3. 6.1.3 A traffic impact fee may be assessed by ACHD and will be due prior to issuance of a building permit. Please contact ACHD Planning and Development Services at 387-6170 for information regarding impact fees. 6.1.4 Plans must be submitted to the ACHD Development Review Department prior to final approval. (Only when work is done in the ROW) 6.1.5 The applicant shall also be required to meet the applicable ACHD Standard Conditions of Approval as well as ACHD Policies and requirements that may apply as noted below. 6.2 Standard Conditions of Approval 6.2.1 All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way Franklin Mini Storage CUP-15-001 PAGE 28 EXHIBIT A (including all easements). 6.2.2 Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 6.2.3 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. 6.2.4 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. 6.2.5 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. 6.2.6 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 6.2.7 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. 6.2.8 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. 6.2.9 All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6.2.10 Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 6.2.11 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 ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 6.2.12 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 in the planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. 7. PARKS DEPARTMENT 7.1 Pathways Master Plan indicates the Five Mile Creek Pathway crossing the southwest corner of the subject property. The City will require a 14 foot wide multi -use pathway easement with the first phase of the project. Construction of the multi -use pathway will be required when phase 2 commences. Coordinate with Meridian Parks for pathway location and easement information. Franklin Mini Storage CUP-15-001 PAGE 29 EXHIBIT A C. Required Findings from Unified Development Code 1. Conditional Use Permit (UDC 11-5B-6E) The Commission shall base its determination on the Conditional Use Permit request upon the following: a. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. The Commission finds that the subject property is large enough to accommodate the proposed use and the dimensional & development regulations of the C-G district (see Analysis Section IX for more information). b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. The Commission finds that the proposed use is consistent and harmonious with the UDC and Comprehensive Plan Future Land Use Map designation of Commercial for this site. c. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. The Commission finds that if the applicant complies with the conditions outlined in this report, the proposed use should be compatible with other uses in the general neighborhood and with the existing and intended character of the area. d. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. The Commission finds that if the applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other property in the area. e. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools, parks, police and fire protection, drainage structures, refuse disposal, water, and sewer. The Commission finds that sanitary sewer, domestic water, refuse disposal, and irrigation are currently available to the subject property. Staff finds that the proposed use will be served adequately by all of the public facilities and services listed above. 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. If approved, the applicant will be financing any improvements required for development. The Commission finds there will not be excessive additional requirements at public cost and that the proposed use will not be detrimental to the community's economic welfare. Franklin Mini Storage CUP-15-001 PAGE 30 EXHIBIT A g. That the proposed use will not involve activities or processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. The Commission finds the proposed use will not be detrimental to any persons, property or the general welfare of the area. h. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. The Commission finds that there should not be any health, safety or environmental problems associated with the proposed use. Further, staff finds that the proposed use will not result in the destruction, loss or damage of any natural, scenic or historic feature of major importance. 2. Alternative Compliance In order to grant approval for alternative compliance, the director shall determine the following findings: a. Strict adherence or application of the requirements is not feasible; OR The Director finds that strict adherence to the parking standards listed in UDC 11-3C-613 is not feasible given the operational characteristics of self-service storage facilities. b. The alternative compliance provides an equal or superior means for meeting the requirements; and The Director finds the alternative compliance proposed by the applicant provides an equal means for meeting the intent of the City's parking standards. The parking ratio for the facility is based on the size of the proposed office (2,860 s.f.) and on the operational characteristics of the storage facility use. Therefore, the Director finds 17 parking stalls should be adequate to serve the site. c. The alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of the surrounding properties. The Director finds that the proposed alternative will not be detrimental to the public welfare or impair the use/character of the surrounding properties.