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Citadel Storage at Amity H-2015-0031CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). H-2015-0031 - 1 - CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER In the Matter of the Request for Annexation and Zoning of 17.55 Acres of Land with an I-L Zoning District, for the Property Located at the southeast corner of E. Amity and S. Meridian Roads, in the NW ¼ of Section 31, Township 3N., Range 1E, by Skyline Boise, LLC. Case No(s ). H-2015-0031 For the City Council Hearing Date of: February 2, 2016 (Findings on February 16, 2016) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of February 2, 2016, incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of February 2, 2016, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of February 2, 2016, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of February 2, 2016, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the “Local Land Use Planning Act of 1975,” codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian, which was adopted April 19, 2011, Resolution No. 11-784 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s) received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision, which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the Planning Department, the Public Works Department and any affected party requesting notice. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). H-2015-0031 - 2 - 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of February 2, 2016, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council’s authority as provided in Meridian City Code § 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant’s request for annexation and zoning is hereby conditionally approved per the conditions of approval in the attached Staff Report for the hearing date of February 2, 2016, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Two (2) Year Development Agreement Duration The development agreement shall be signed by the property owner and returned to the City within two (2) years of the City Council granting annexation and/or rezone (UDC 11-5B-3D). A modification to the development agreement may be initiated prior to signature of the agreement by all parties and/or may be requested to extend the time allowed for the agreement to be signed and returned to the City if filed prior to the end of the two (2) year approval period (UDC 11-5B-3F). E. Notice of Final Action and Right to Regulatory Takings Analysis 1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development application entitles the Owner to request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the 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 February 2, 2016 By action of the City Council at its regular meeting held on the 16 day of / , 2016. COUNCIL PRESIDENT KEITH BIRD VOTED COUNCIL VICE PRESIDENT JOE BORTON VOTED UV COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED COUNCIL, MEMBER TY PALMER VOTED COUNCIL MEMBER LUKE CAVENER VOTED COUNCIL MEMBER GENESIS MILAM VOTED MAYOR TAMMY de WEERD VOTED (TIE BREAKER) Mayor Tammy e Weer �TEo Attest: W City of aycee 10man City Clerk H Copy served upon Applicant, The Planning Division, Public Works Department and City Attorney. Dated: A:)- % CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). H-2015-0031 -3- EXHIBIT A Citadel Storage at Amity – ALT, AZ PAGE 1 STAFF REPORT Hearing Date: February 2, 2016 TO: Mayor and Council FROM: Josh Beach, Associate City Planner (208) 884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: H-2015-0031 – Citadel Storage at Amity – ALT, AZ 1. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, Citadel Storage, LLC has submitted an application for annexation and zoning (AZ) of 17.55 acres of land with an I-L zoning district for Citadel Storage. Alternative Compliance is also requested to UDC 11-3C-6B for a reduction in the off-street vehicle parking required for this site; this application requires approval by the Director. NOTE: Currently, the subject property is not contiguous to City limits. Recently, the City Council approved the South Meridian annexation application. Annexation of this property is contingent on the completion of the South Meridian Annexation. Staff anticipates the annexation being approved by City Council sometime in January. 2. SUMMARY RECOMMENDATION Staff recommends approval of the proposed AZ application with the conditions listed in Exhibit B, based on the Findings of Fact and Conclusions of Law in Exhibit D. Planning & Zoning Commission heard this item on January 7, 2015. At the public hearing, the Commission moved to recommend approval of the subject AZ request. a. Summary of Commission Public Hearing: i. In favor: Dave Yorgason ii. In opposition: None iii. Commenting: Dave Yorgason iv. Written testimony: Dave Yorgason v. Staff presenting application: Josh Beach vi. Other staff commenting on application: Bill Parsons b. Key Issue(s) of Discussion by Commission: i. Timing of annexation and whether or not it is appropriate to annex the property at this time. ii. Timing for the completion of the South Meridian annexation. iii. Location of the emergency access onto S. Meridian Road. iv. Phasing of the site and landscape improvements for the proposed development. v. Traffic impact of a development of this size and type. vi. Location of the access to Amity Road. vii. Timing of utilities to service the property. viii. Building materials to be used for the proposed development. ix. Overall architectural design of the project. c. Key Commission Change(s) to Staff Recommendation: EXHIBIT A Citadel Storage at Amity – ALT, AZ PAGE 2 i. Modify condition 1.1.1C , referencing the 20 foot wide driveway and 5 foot wide pathway along the east boundary of the property (See condition 1.1.1C). ii. Modify condition of approval 1.1.1F to require all frontage improvements with the development in the second phase (See condition 1.1.2F). iii. Modify condition 1.1.1I regarding development of the site and availability of utility connections (See condition 1.1.1I). iv. Modify condition 2.2.2 regarding utilities on the property (See condition 2.2.2). d. Outstanding Issue(s) for City Council: None The Meridian Planning & Zoning Commission heard this item on February 2, 2016. At the public hearing, the Commission moved to recommend approval of the subject AZ request. a. Summary of Commission Public Hearing: vii. In favor: Dave Yorgason viii. In opposition: None ix. Commenting: Dave Yorgason, Gordon Hamilton x. Written testimony: Dave Yorgason (applicant) xi. Staff presenting application: Josh Beach xii. Other staff commenting on application: Clint Dolsby, Bill Nary, Caleb Hood b. Key Issue(s) of Discussion by Commission: x. Location of the emergency access onto S. Meridian Road. xi. Phasing of the site and landscape improvements for the proposed development. xii. The ability of motorists coming from Meridian Road to use the emergency access drive xiii. Timing of utilities to service the property. c. Key Commission Change(s) to Staff Recommendation: v. None d. Outstanding Issue(s) for City Council: i. None 3. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2015- 0031 as presented in staff report for the hearing date of February 2, 2016 with the following modifications: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2015-0031 as presented in staff report for the hearing date of February 2, 2016 for the following reasons: (You should state specific reason(s) for denial.) Continuance I move to continue File Numbers H-2015-0031 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: 4940 S. Meridian Road (Parcel # S1131223012) The site is located at the southeast corner of E. Amity and S. Meridian Roads, in the NW ¼ of Section 31, Township 3N., Range 1E. EXHIBIT A Citadel Storage at Amity – ALT, AZ PAGE 3 b. Owner/Applicant: Skyline Boise, LLC P.O. Box 1610 Eagle, ID 83616 c. Representative: Dave Yorgason, Tall Timber Consulting 14254 W. Battenberg Drive Boise, ID 83713 d. Applicant's Request: Please see applicant’s narrative for this information. 5. PROCESS FACTS a. The subject application is for annexation & zoning. 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: December 21, 2015 and January 4, 2016 (Commission); January 11 and January 25, 2016 (Council) c. Radius notices mailed to properties within 300 feet on: December 17, 2015 (Commission); January 14, 2016 (Council) d. Applicant posted notice on site by: December 28, 2015 (Commission); January 22, 2016 (Council) 6. LAND USE a. Existing Land Use(s): The subject property consists of agricultural land; zoned RUT in Ada County. b. Description of Character of Surrounding Area and Adjacent Land Uses and Zoning: 1. North: E. Amity Road and property zoned RUT in Ada County 2. East: Industrial property, zoned RUT in Ada County 3. South: Agricultural land, zoned RUT in Ada County 4. West: S. Meridian Road and residential/agricultural land, zoned RUT in Ada County c. History of Previous Actions: None d. Utilities: 1. Public Works: Location of sewer: Sanitary sewer mains to provide service to the subject site currently does not exist. Location of water: Water mains to provide service to the subject site currently does not exist. Issues or concerns: The Meridian Public Works Department will be extending sanitary sewer and water service to this area as part of planned capital projects. The water extension is tentatively scheduled for completion the summer of 2016. Design work is underway for the sanitary sewer, and construction will be completed by December of 2017. e. Physical Features: 1. Canals/Ditches Irrigation: There are no major irrigation facilities that impact the development of this site. EXHIBIT A Citadel Storage at Amity – ALT, AZ PAGE 4 2. Hazards: A 75-foot easement for the Williams-Northwest Pipeline Corporation transverses through the northeastern portion of the property. The Northwest Pipeline is a natural gas pipeline that serves as a primary artery for the transmission of natural gas to the Pacific Northwest and Intermountain Region. Those properties impacted by the easement must adhere to the standards in the developer handbook provided by the gas company. 3. Flood Plain: This property is not within the floodplain overlay district. 7. COMPREHENSIVE PLAN POLICIES AND GOALS The subject property is designated Mixed Use–Non Residential (MU-NR) on the Comprehensive Plan Future Land Use Map (FLUM). The purpose of the MU-NR designation is to set aside areas where new residential dwellings will not be permitted, as residential uses are not compatible with the planned and/or existing uses in these areas. The City envisions a wide variety of non-residential land uses may occur in the MU- NR areas. See pages 30-31 in the Comprehensive Plan for more information. Mixed use designations provide for a combination of compatible land uses within a close geographic area that allows for easily accessible services for residents and the workers. The intent of this designation is to promote developments that offer functional and physical integration of land uses while allowing developers a greater degree of design and use flexibility. In reviewing development applications, the following items will be considered in MU-NR areas: • No new residential uses will be permitted (existing residential will be allowed to remain and expand accessory structures). • Development is not required to comply with the items listed for development in all Mixed Use areas. • All developments should have a mix of at least two types of land uses. • Where mixed use developments are phased, a conceptual site plan for the entire mixed use area is encouraged. EXHIBIT A Citadel Storage at Amity – ALT, AZ PAGE 5 • In developments where multiple commercial and/or office buildings are proposed, the buildings should be arranged to create some form of common, usable area, such as a plaza or green space. • A transitional use is encouraged on the perimeter of the MU-NR areas between any existing or planned residential development. • Community facilities such as a hospital, school, park, daycare, civic building or public safety facilities are encouraged in larger developments. • All retail and service commercial components of projects should be directly accessible to neighborhoods within the section by both vehicles and pedestrians. • Street sections consistent with the Ada County Highway District Master Street Map are required within the Unified Development Code. • There is neither a minimum nor maximum imposed on non-retail commercial uses such as office, food service/restaurants, industry or warehouse uses. Sample uses, appropriate in MU-NR areas would include: employment centers, professional offices, flex buildings, warehousing, industry, storage facilities and retail, and other appropriate non-residential uses. Appropriate zoning districts include: C-G, C-C, L-O, I-L and I-H. The applicant proposes to annex the site with an I-L zoning district which is an appropriate zoning district for an MU-NR designated area. The site is proposed to develop with a self-service storage facility which is also consistent with the list of sample uses EXHIBIT A Citadel Storage at Amity – ALT, AZ PAGE 6 This project is a single use, but part of a larger MU-NR area, so staff does envision a mix of uses to develop in the area. Due to difficulties in topography there is little ability to provide connectivity to the surrounding parcels. Staff recommends the site plan is revised so that the site provide cross access to the property directly to the east (parcel # S1131212652). The proposed storage facility should provide vehicle accessibility to the future collector street to the east. This will allow internal connectivity to the site without going out onto the arterial street (Amity). Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed development (staff analysis in italics ): • “Compose and implement standards and mitigation measures for development near the northwest Pipeline and the liquefied natural gas tank in northwest Meridian.” (6.05.01I) A 75-foot easement for the Williams-Northwest Pipeline Corporation transverses through the northeastern portion of the property. The Northwest Pipeline is a natural gas pipeline that serves as a primary artery for the transmission of natural gas to the Pacific Northwest and Intermountain Region. Those properties impacted by the easement must adhere to the standards in the developer handbook provided by the gas company. Any improvements and construction within the easement area will require the review and approval of the gas company prior to the commencement of any construction. • “Require appropriate landscaping and buffers along transportation corridors (setback, vegetation, low walls, berms, etc.).” (3.06.02F) The subject property abuts E. Amity Road on the north and S. Meridian Road on the west. E. Amity road is classified as an arterial road and requires a 25 foot landscape buffer. S. Meridian Road is classified as an entryway corridor, and requires a minimum 35-foot landscape buffer per the UDC. These buffers must be landscaped in accord with the standards listed in UDC 11-3B-7C. • “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) Aside from the multi-use pathway proposed for E. Amity Road, and the 10 foot pathway proposed along S. Meridian Road, no pedestrian pathways are proposed to the adjacent properties. Staff recommends a driveway connection and a stub sidewalk on the east property line for future connectivity to the proposed collector street. • “Plan for a variety of commercial and retail opportunities within the Impact Area.” (3.05.01J) The proposed storage facility will contribute to the variety of uses in the southern part of the city and will provide a needed service for nearby residents. • “Ensure development provides safe routes and access to schools, parks and other community gathering places.” (3.07.02N) A 10-foot wide multi-use pathway is required along the west and north boundaries of this site within the landscape buffers along S. Meridian Road and W. Amity Road per UDC 11-3H- 4C.4. Mary McPherson Elementary School is a little over 1/3 of a mile to the east of the subject property • “Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D) EXHIBIT A Citadel Storage at Amity – ALT, AZ PAGE 7 There is no direct access proposed to S. Meridian Road. The applicant is requesting one full access driveway onto E. Amity Road, and an emergency access onto S. Meridian Road. The UDC (11-3A-3A) requires access to be taken from a local street when available; however, there is no local street access available for this parcel. • “Develop alternative modes of transportation through pedestrian improvements, bicycle lanes, off-street pathways, and transit-oriented development as appropriate.” (3.03.03D) A 10-foot wide multi-use pathway is required to be provided along E. Amity Road per the City's Pathways Master Plan. This pathway will allow for alternative modes of transportation such as pedestrian and bicycle. • “Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City.” (3.01.01F) The proposed development is not currently contiguous to the City. The South Meridian Annexation is currently underway, but services are not scheduled to be at the proposed site until the water and sewer extension projects are completed, summer of 2016 and December of 2017 respectively. • “Coordinate with public works, police, and fire departments on proposed annexation and development requests, and the impacts on services. “ (3.04.01H) Staff received comments from the above mentioned departments on this annexation. Public works indicated that the property was not scheduled to receive utilities until the water and sewer extension projects were completed. The water extension will be complete in the summer of 2016, and the Sewer extension will be complete December 2017. Staff is of the opinion that the proposed use is generally consistent with the Comprehensive Plan and the surrounding uses based on the analysis above if the developed in accord with the conditions of approval in this report. 8. UNIFIED DEVELOPMENT CODE A. Purpose Statement of Zone: The purpose of the I-L district is to provide for convenient employment centers of light manufacturing, research and development, warehousing, and distributing. In accord with the Meridian Comprehensive Plan, the I-L district is intended to encourage the development of industrial uses that are clean, quiet and free of hazardous or objectionable elements and that are operated, entirely, or almost entirely, within enclosed structures. Accessibility to transportation systems is a requirement of this district. B. Schedule of Use: Unified Development Code (UDC) Table 11-2C-2 lists the principal permitted, accessory, conditional, and prohibited uses in the I-L zoning district. The proposed self-service storage is a principally permitted use in the I-L zoning district; compliance with the specific use standards listed in UDC 11-4-3-34 for the use is also required. C. Dimensional Standards: Development of the site shall comply with the dimensional standards listed in UDC Table 11-2C-3 for the proposed I-L zoning district. D. Landscaping: Landscaping is required to be installed on the site in accord with the parking lot standards listed in UDC 11-3B-8C, street buffer standards listed in UDC 11-3B-7C in accord with UDC Table 11-2C-3; and 11-4-3-34. E. Off-Street Parking: UDC 11-3C-6B requires 1 space for every 2,000 square feet of gross floor EXHIBIT A Citadel Storage at Amity – ALT, AZ PAGE 8 area; alternative compliance is requested to this standard for the storage facility portion of the site (see section 9 below for further analysis). F. Self-Service Uses: UDC 11-3A-16 lists the specific requirements for self service uses (see section 9 below for further analysis). G. Structure and Site Design Standards: Development of this site must comply with the design standards in accord with UDC 11-3A-19 and the guidelines listed in the Meridian Design Manual (or any updated version thereof). 9. ANALYSIS Analysis of Facts Leading to Staff Recommendation: 1. AZ: The applicant requests annexation and zoning of 17.5 5 acres of land with an I-L zoning district, consistent with the MU-NR land use designation. The applicant proposes to develop a self-service storage facility on the site consisting of the following: 1. Storage Building units varying in size from 5’ X 10’ to 14’ X 30’ totaling 173,660 square feet. 2. Storage – Outdoor covered & uncovered , totaling 83,846 square feet 3. On- site office consisting of 755 square feet The legal description submitted with the application, included in Exhibit C, shows the boundaries of the property proposed to be annexed and rezoned. The property is contiguous to land that has been annexed into the City and is within the Area of City Impact boundary. The City may require a development agreement (DA) in conjunction with an annexation pursuant to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this application, staff recommends a DA as a provision of annexation with the conditions included in Exhibit B. The project is proposed to develop in three phases as depicted on the submitted site plan. Staff recommends the street buffers and 10-foot multi-use pathways along the entire frontage of the site along S. Meridian Road and E. Amity Road is constructed with the first phase of development. Self-Service Storage Facilities: The specific use standards for the self-service storage facility listed in UDC 11-4-3-34 apply to development of this site as follows: A. Storage units and/or areas shall not be used as dwellings or as a commercial or industrial place of business. The manufacture or sale of any item by a tenant from or at a self- service storage facility is specifically prohibited. The applicant must comply with this requirement. B. On-site auctions of unclaimed items by the storage facility owners shall be allowed as a temporary use in accord with Section 11-3E temporary use requirements of this Title. The applicant must comply with this requirement. C. The distance between structures shall be a minimum of twenty-five feet (25’). The distance between all of the buildings meets or exceeds the 25-foot distance requirement. EXHIBIT A Citadel Storage at Amity – ALT, AZ PAGE 9 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. Chain-link will not be permitted as a fencing material where the proposed facility fronts S. Meridian Road or E. Amity Road. 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 site does not abut any residential uses, nor are any proposed for the surrounding area. 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 11-3B-9C of this title. Not applicable. The site does not abut a residential use. G. If the use is unattended, the standards in accord with Section 11-3A-16 self-service uses of this Title shall also apply. (See standards from UDC 11-3A-16 below). H. The facility shall have a second means of access for emergency purposes. A secondary emergency only access is proposed via S. Meridian Road, along the western boundary of the site. The Fire Department has approved the proposed access; approval must also be obtained from the Idaho Transportation 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. The applicant shall comply with this requirement. J. The site shall not be used as vehicle wrecking or junkyard as herein defined. The applicant shall comply with this requirement. K. For any use requiring the storage of fuel or hazardous material, the use shall be located a minimum of one thousand feet (1,000’) from a hospital. The applicant is not proposing to store any hazardous material on the site. The applicant shall comply with this requirement. Self-Service Uses: The proposed use of the property is for a self-service storage facility. UDC 11-3A-16 requires all unattended self-service uses to comply with the following requirements: A. Entrance or view of the self-service facility shall be open to the public street or to adjoining businesses and shall have low-impact security lighting. The entrance of the facility from E. Amity Road is open and visible from the public street. Low-impact security lighting is required to be provided. B. Financial transaction areas shall be oriented to and visible from an area that receives a high volume of traffic, such as a collector or arterial street. This standard is not applicable. C. Landscape shrubbery shall be limited to no more than three feet (3’) in height between entrances and financial transaction areas and the public street . EXHIBIT A Citadel Storage at Amity – ALT, AZ PAGE 10 This standard is not applicable. Site Plan: A site plan was submitted, included in Exhibit A.2 that depicts a storage facility. The design of the site should comply with the design review standards listed in UDC 11-3A-19 and the guidelines contained in the Meridian Design Manual. Staff recommends a minimum 20-foot wide driveway with a minimum 5-foot wide pathway/sidewalk is provided from the proposed site to the property to the east where a future collector street is proposed. This will enhance interconnectivity between the site and the future development of the adjacent property. Landscaping: A landscape plan was submitted, included as Exhibit A.3 that depicts street buffer and perimeter landscaping on the site; water conserving landscaping is proposed. All landscaping should comply with the standards listed in UDC 11-3B. A 35-foot wide street buffer is required along S. Meridian Road and a 25 foot landscape buffer is required along E. Amity Road. Both landscape buffers are required to be landscaped in accordance with UDC 11-3B-7C as proposed. The rendering provided by the applicant show a substantial amount of gravel between the property line and the unimproved right-of-way along both S. Meridian Road and E. Amity Road. The conceptual elevations provided by the applicant show a large gravel shoulder on both S. Meridian Road and E. Amity road. The unimproved right-of-way adjacent to both roads needs to be landscaped in accord with UDC 11-3B-7. Multi-use Pathway: The City's Pathways Master Plan indicates a multi-use pathway crossing the subject property within the pipeline easement. The developer shall provide a 10 foot wide sidewalk/pathway across its Amity Road frontage to the intersection with Meridian Road. A public pedestrian pathway easement shall be provided for the required sidewalk/pathway. The pathway should be detached from the future curb and have landscaping between the curb and pathway. The entire length of the frontage landscaping and Multi-use Pathways along S. Meridian Road and E. Amity Road need to be constructed with the first phase of development. Parking: Per UDC 11-3C-6B, in commercial districts, one off-street parking space is required per 2,000 square feet of gross floor area. Based on the total square footage of structures on the site (258,261 s.f.), 130 parking stalls are required. Additionally, per UDC 11-3C-6G, one bicycle parking space is required to be provided for every 25 vehicle spaces proposed on the site, in compliance with the standards listed in UDC 11-3C-5C. The applicant requests alternative compliance to the parking standards listed in UDC 11-3C-6B as allowed by UDC Table 11-5B-5. The applicant requests that parking is only required for the office building, consisting of 755 square feet, which would require a minimum of 1 parking space. A total of 7 parking spaces are proposed; no bicycle parking is proposed. Because the operation characteristics (low traffic generation, storage buildings aren’t occupied, etc.) of the storage facility are such that strict adherence to the parking standards is not feasible or necessary, the Director has determined the 7 parking spaces proposed are sufficient and has approved the request for alternative compliance per the findings listed in Exhibit D. However, a bicycle rack is required to be provided on the site capable of holding at least one bicycle. Industrial Zoning: All buildings in the I-L zoning district are required to be set back 35 feet from the street per UDC 11-2C-3. Utilities: The Meridian Public Works Department will be extending sanitary sewer and water service to this area as part of planned capital projects. The water extension is tentatively scheduled for completion the summer of 2016. Design work is underway for the sanitary sewer, and construction will be completed by December of 2017. Utility connections to the site are EXHIBIT A Citadel Storage at Amity – ALT, AZ PAGE 11 contingent on these extension plans. The DA will restrict the site from being developed until the services are available. Williams Pipeline: A 75-foot easement for the Williams-Northwest Pipeline Corporation transverses through the northeastern portion of the property. The Northwest Pipeline is a natural gas pipeline that serves as a primary artery for the transmission of natural gas to the Pacific Northwest and Intermountain Region. Those properties impacted by the easement must adhere to the standards in the developer handbook provided by the gas company. Any improvements and construction within the easement area will require the review and approval of the gas company prior to the commencement of any construction . Building Elevations: Structures within the proposed development that are visible from the street or abutting properties are required to comply with the design review standards set forth in UDC 11-3A-19 and the guidelines contained in the Meridian Design Manual. Building materials for the proposed storage structures/wall around the perimeter of the development consist of split face CMU with accent mortar, ribbed metal wall accents and trim, and metal roofing. The office will consist of two different colors of stucco and gates will be powder coated. Staff is in favor of the design of the “tower” situated on the corner of the property. It adds a very nice design element. Along Meridian Road and Amity Road, masonry wall pop-out sections are proposed at approximately 11 feet in height to provide the modulation and projects necessary to articulate wall planes and break up building mass. The masonry wall will consist of split-face block with a different color of mortar to accent and give a brick/stone appearance. The balance of the storage facility will be fully enclosed by the 9+/- foot metal walls of the buildings and gates. See elevations in Exhibit A.4. The UDC (11-3A-19) prohibits the use of prefabricated steel panels as finish materials although they may be approved as an accent material. If proposed as a finish material, the applicant may request alternative compliance approval in accord with UDC 11-5B-5. 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. Sidewalk: A minimum 5-foot wide detached sidewalk is required around all buildings as well as those serving public streets. Waterways: The existing irrigation ditches have been tiled. In summary staff finds the proposed project complies with the future land use map and applicable policies of the Comprehensive plan and the UDC with the conditions of approval listed in Exhibit B. Based on the aforementioned analysis, staff recommends approval of the subject application. 10. EXHIBITS A. Drawings 1. Vicinity Map 2. Proposed Concept Plan (dated: 11/09/15) EXHIBIT A Citadel Storage at Amity – ALT, AZ PAGE 12 3. Proposed Landscape Plan (dated: 11/12/15) 4. Proposed Elevations B. Conditions of Approval 1. Planning Division 2. Public Works Department 3. Fire Department 4. Police Department 5. Parks Department 6. Republic Services 7. Ada County Highway District C. Legal Description and Exhibit Map D. Required Findings from Unified Development Code EXHIBIT A Citadel Storage at Amity – ALT, AZ PAGE 20 A. Drawings 1. Vicinity/Zoning Map EXHIBIT A Citadel Storage at Amity – ALT, AZ PAGE 21 2. Concept Plan (dated: 11/09/15) EXHIBIT A Citadel Storage at Amity – ALT, AZ PAGE 22 3. Landscape Plan (dated: 11/12/15) EXHIBIT A Citadel Storage at Amity – ALT, AZ PAGE 23 4. Proposed Elevations EXHIBIT A Citadel Storage at Amity – ALT, AZ PAGE 24 B. Conditions of Approval 1. PLANNING DIVISION 1.1.1 A Development Agreement (DA) is required as a provision of annexation and zoning of this property. Prior to annexation 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. Currently, a fee of $303.00 shall be paid by the applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within two (2) years of the City Council granting annexation, approved by City Council and recorded. The DA shall, at minimum, incorporate the following provisions: a. Future development of the site shall be consistent with the design standards listed in UDC 11- 3A-19 and the guidelines in the Meridian Design Manual (or any updated versions thereof). b. Development of this property shall substantially comply with the site plan included in Exhibit A.2 and the building elevations included in Exhibit A.4. c. If the site does not develop as a self-service storage facility, then Tthe developer shall construct a minimum 20-foot wide driveway and minimum 5-foot wide pathway/sidewalk along the east side of the property for access to the site from the future collector street to the east and interconnectivity between the subject property and the future uses. d. The applicant shall obtain approval from ITD for the proposed emergency access to the storage facility via S. Meridian Road. e. A minimum 35-foot wide street buffer shall be constructed along the entire frontage of the site along S. Meridian Road and a minimum 25-foot landscape buffer shall be provided along E. Amity Road. Both landscape buffers shall be landscaped in accord with the standards listed in UDC 11-3B-5 and 11-3B-7C. f. All landscape and frontage improvements associated with the site including the landscape buffers and the 10-foot wide multi-use pathways shall be constructed with the first phase, except for the area in between the Amity Road entrance and the east property line, which may be installed with the second phase to allow for the extension of the sewer trunk line. corresponding construction phase of the development. g. Any development of land containing the 75-foot wide gas line easement must comply with the Northwest Pipeline Development Guidelines. An encroachment permit is required for any improvements proposed within the pipeline easement. h. Any future development of the site must comply with the City of Meridian ordinances in effect at the time of development. i. No Certificate of Occupancies will be allowed until water is available to the site. Development of the second phase will not be allowed until sewer utilities are available to the site. No development on the site will be allowed until utilities are available to the site. j. No direct access to S. Meridian Road shall be permitted. EXHIBIT A Citadel Storage at Amity – ALT, AZ PAGE 25 1.2 Site Specific Conditions of Approval 1.2.1 A Certificate of Zoning Compliance and Design Review application is required to be submitted and approved for the proposed structures and site design prior to issuance of building permits. These applications should be submitted concurrently. The applicant must comply with the design standards listed in UDC 11-3A-19 and the guidelines contained in the Meridian Design Manual or any updated versions thereof. Note: The UDC (11-3A-19) prohibits the use of prefabricated steel panels as finish materials although they may be approved as an accent material. If proposed as a finish material, the applicant may request alternative compliance approval in accord with UDC 11-5B-5. 2. PUBLIC WORKS DEPARTMENT 2.1 SITE SPECIFIC CONDITIONS OF APPROVAL 2.1.1 Sanitary sewer and water services are currently not available to the subject site. The Meridian Public Works Department will be extending sanitary sewer and water service to this area as part of planned capital projects. The water extension is tentatively scheduled for completion the summer of 2016. Design work is underway for the sanitary sewer, and construction will be completed by December of 2017. 2.1.3 A street light plan will need to be included as part of the project plan submittal package. 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 at http://www.meridiancity.org/public_works.aspx?id=272 2.2 GENERAL CONDITIONS OF APPROVAL 2.2.1 Applicant shall coordinate water and sewer main size and routing for their project 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. EXHIBIT A Citadel Storage at Amity – ALT, AZ PAGE 26 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, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 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 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 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. 2.2.10 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 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. 2.2.17 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.2.18 At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 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 EXHIBIT A Citadel Storage at Amity – ALT, AZ PAGE 27 Community Development Department website. Please contact Land Development Service for more information at 887-221. 3. FIRE DEPARTMENT 3.1 The Fire Department has no concerns related to this application. 4. POLICE DEPARTMENT 4.1 The Police Department has no concerns related to this application. 5. PARKS DEPARTMENT 5.1 The City's Pathways Master Plan indicates a multi-use pathway crossing the subject property within the pipeline easement. The developer shall provide a 10 foot wide sidewalk/pathway across its Amity Road frontage to the intersection with Meridian Road. A public pedestrian pathway easement shall be provided for the required sidewalk/pathway. 6. REPUBLIC SERVICES 6.1 The applicant shall provide carts for trash and recycling at the office. 7. ADA COUNTY HIGHWAY DISTRICT 7.1 Comments have not yet been received from ACHD on this application. EXHIBIT A Citadel Storage at Amity – ALT, AZ PAGE 28 C. Legal Description and Exhibit Map EXHIBIT A Citadel Storage at Amity – ALT, AZ PAGE 29 EXHIBIT A Citadel Storage at Amity – ALT, AZ PAGE 30 D. Required Findings from Unified Development Code 1. Annexation & Zoning Findings: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation and/or rezone, the Council shall make the following findings: a. The map amendment complies with the applicable provisions of the Comprehensive Plan; The Council finds the proposed annexation with the I-L zone is consistent with the proposed MU-NR future land use designation. b. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The Council finds that the proposed map amendment to the I-L zoning district is consistent with the purpose statement of the industrial districts and the proposed uses will provide a needed service to area residents. c. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The Council finds that the proposed zoning amendment will not be detrimental to the public health, safety, or welfare if the applicant complies with conditions outlined in this report. However, the Council considers 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, The Council finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. e. The annexation is in the best of interest of the City (UDC 11-5B-3.E). The Council feels the proposed annexation is in the best interest of the City if the applicant enters into a development agreement 2. Alternative Compliance Findings: In order to grant approval for alternative compliance, the director shall determine the following findings: 1. Strict adherence or application of the requirements is not feasible; OR The Director finds that strict adherence to the parking standards is not feasible given the nature of the use and the operational characteristics of a self-service storage facility. 2. The alternative compliance provides an equal or superior means for meeting the requirements; and The Director finds the alternative compliance provides an equal means for meeting the City’s parking standards. The parking ratio for the facility is based on the size of the proposed office building (755 s.f.) and on the operational characteristics of the storage facility use. Therefore, the Staff finds the seven (7) parking stalls proposed are adequate to serve the site. EXHIBIT A Citadel Storage at Amity – ALT, AZ PAGE 31 3. The alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of the surrounding properties. The Director finds that the proposed alternative will not be detrimental to the public welfare or impair the use/character of the surrounding properties.