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Citadel III Self-service Storage Facility CZC DES ALT (A-2016-0129) (REVISED)Conditions Document 1 Citadel III Self-service Storage Facility A-2016-0129 CERTIFICATE OF ZONING COMPLIANCE REPORT DATE: July 20, 2016 - REVISED TO: Citadel Storage, LLC FROM: Josh Beach, Associate City Planner SUBJECT: Citadel III Self- service Storage Facility – A-2016-0129 OWNER: Skyline Boise, LLC DESCRIPTION OF APPLICANT’S REQUEST The applicant requests Certificate of Zoning Compliance (CZC), Administrative Design Review (DES) and Alternative Compliance approval to construct a 254,551 square foot self-service storage facility in an I-L zoning district. The subject site will develop with twenty-one (21) enclosed storage buildings, four (4) covered open RV buildings, and a 746 square foot office building and associated site/landscape improvements. Alternative compliance is also requested for the following items: 1. To allow vertical metal siding as the primary building material. 2. Allow chain-link fencing adjacent to Meridian Road. 3. Allow metal fencing along the gas easement adjacent to E. Amity Road. 4. Allow the use of water-conserving plants along the project perimeter The site is located at 221 E. Amity Road. DECISION The original CZC and DES were approved on May 18, 2016. The applicant’s request for CZC, DES and ALT are approved with the conditions listed in this report. This revised Certificate of Zoning Compliance reflects the applicant’s request to modify the site plan to increase the amount of covered RV spaces. The resulting square footage of the buildings has only been increased by 1,541 square feet. The resulting site plan has been reviewed and is in accord with the standards of the UDC. Note: This is not a building permit. You must complete this process before you commence the use or any construction. Please contact Building Services at (208) 887-2211 to verify the building permit and/or inspection requirements. Site Specific Conditions of Approval 1. All ground level mechanical equipment shall be screened to the height of the unit as viewed from the property line in accord with UDC 11-3A-19A.1e. 2. 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights shall be installed at developer’s expense. Final design shall be submitted as part of the development plan set for approval. Applicant shall also include the location of any existing street lights in the development plan set. Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not exceed that outlined in the Standards. The contractor’s work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. Conditions Document 2 Citadel III Self-service Storage Facility A-2016-0129 3. The applicant shall construct all fencing required by the UDC, consistent with the standards as set forth in UDC 11-3A-7 and 11-4-3-34. 4. 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. 5. The unimproved right-of-way adjacent to both Amity and Meridian roads needs to be landscaped in accord with UDC 11-3B-7. 6. Future development of the site shall be consistent with the design standards listed in UDC 11-3A- 19 and the guidelines in the Architectural Standards Manual. Process Conditions of Approval 1. No signs are approved with this application. Prior to installing any signs on the property, the applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3 Article D and receive approval for such signs. 2. Per UDC 11-5B-5B2, the Director approved the alternative compliance request to deviate from the design standards set forth in UDC 11-3A-19A.2 (see analysis section below for more information). 3. The applicant shall complete all improvements related to public life, safety, and health as set forth in UDC 11-5C-3B. A surety agreement may be accepted for other improvements in accord with UDC 11-5C-3C. 4. Upon installation of the landscaping and prior to inspection by Planning Division staff, the applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A. 5. The site plan prepared JDE, dated 06/29/16, labeled Sheet A1.0 is approved by the City of Meridian Planning Division with the following changes: a. Open vision fencing is not an approved material for storage facilities. UDC 11-4-3-34 requires that the facility be “screened” from view using solid material. Chain link fencing is expressly prohibited as a screening material. b. With submission of the building permit, the site plan shall show the following items: a. The bike rack b. The location of both the entrance gate and the emergency access gate. c. Details of the parking spaces adjacent to the proposed office building. 6. The landscape plan prepared by Breckon Land Design, dated 05/15/16, labeled Sheet L1.1 is approved by the City of Meridian Planning. 7. The elevations prepared by Trey Hoff Architecture are approved by the City of Meridian Planning Division with no changes. 8. The approved site plan, landscape plan and/or elevations may not be altered without prior written approval of the City of Meridian Planning Division. 9. The applicant shall pay any applicable impact fees prior to the issuance of a building permit. Conditions Document 3 Citadel III Self-service Storage Facility A-2016-0129 10. If any changes must be made to the site plan to accommodate ACHD requirements, the applicant shall submit a new site plan to the City of Meridian Planning Division for approval prior to issuance of the building permit. 11. The applicant shall complete all required improvements prior to issuance of a Certificate of Occupancy. It is unlawful to use or occupy any building or structure until the Building Official has issued a Certificate of Occupancy. Ongoing Conditions of Approval 1. The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14. 2. The applicant shall comply with the outdoor storage as an accessory use standards as set forth in UDC 11-3A-14. 3. The project is subject to all current City of Meridian ordinances and previous conditions of approval associated with this site (H-2015-0129). 4. The issuance of this CZC does not release the applicant from any previous requirements of the other permits issued for the site. 5. The applicant and/or property owner shall have an ongoing obligation to prune all trees to a minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the area. 6. The applicant has a continuing obligation to comply with the outdoor lighting provisions as set forth in UDC 11-3A-11. The outdoor lighting shall have downward shielding on the building and perimeter lighting and shall not impact the surrounding property owners. 7. The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping and constructed features within the clear vision triangle consistent with the standards in UDC 11- 3A-3. 8. The applicant and/or assigns shall have the continuing obligation to meet the specific use standards for the proposed use as set forth in UDC 11-4-3-34 Storage Facility, Self-Service; and the standards for unattended self-service uses listed in UDC 11-3A-16. 9. The applicant shall have an ongoing obligation to maintain all pathways. ALTERNATIVE COMPLIANCE REQUEST The applicant has submitted a request for alternative compliance in accord with UDC Table 11-5B-5, as follows: 1. The applicant is requesting alternative compliance to use vertical metal siding as a primary finish material along the perimeter of the facility. The perimeter of the facility is designed to be low profile metal buildings accented with masonry block parapets providing variation in patterns, texture and roof planes. Further, the applicant is proposing organized planting of trees, shrubs and ornamental grasses to help screen the metal siding. UDC 11-3A-19.2.b allows prefabricated steel panels as an accent material. The Architectural Standards Manual (5.10) encourages the use of complementary material combinations that contribute to a cohesive building design and metal is one of the supported material groups. Further, it (5.1D encourages accent materials on the first story of industrial buildings. The use of material combinations, textural changes and landscaping should be part of the overall design. Conditions Document 4 Citadel III Self-service Storage Facility A-2016-0129 After reviewing the applicant’s requests, staff finds the proposal to use a mix of siding material and planting materials meets the intent of the Architectural Standards Manual and the landscape ordinance and contributes to a cohesive design of the development. Therefore, the submitted elevations are approved. 2. The applicant is requesting to use chain-link fencing along the Meridian Road frontage. Under UDC 11-4-3-34, chain-link fencing is cited specifically as a prohibited “screening” material. The Meridian Road frontage is proposed to have a very large berm, and most of the fencing along this boundary would be located behind the berm and would not serve to “screen” anything. 3. Due to the requirements of the Williams Pipeline Easement that crosses the north east portion of the property, it is not possible to construct a wall over a certain portion of he Amity Road frontage of the property. The request for alternative compliance to allow metal fencing to be installed in this area is approved. 4. The applicant requests approval of alternative compliance to UDC 11-3B which allows the use of water conserving landscaping. The UDC allows the use of water conserving landscaping if the applicant demonstrates compliance with the requirements set forth in UDC 11-3B-5N and UDC 11-3B-5O. The applicant’s proposal includes a mix of shrubs, ornamental grasses, trees, basalt rock mulch, and boulders. Based on the review of the submitted plans, staff finds the applicant complies with the standards listed in the UDC. After reviewing the applicant’s requests, staff finds the proposal to use a mix of siding material and planting materials meets the intent of the Meridian Design Manual and the landscape ordinance and contributes to a cohesive design of the development. Therefore, the elevations and water conserving landscaping are approved. 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 Per the City Council Findings, the Director finds the architecture and landscaping is integrated into the overall design of the facility therefore the proposal meets the intent of the Meridian Design Manual. 2. The alternative compliance provides an equal or superior means for meeting the requirements; and Per the City Council Findings, the Director finds the variation in building materials and plant materials contribute to the overall design of the development thereby providing an equal means to meeting the design standards of the UDC. 3. The alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of the surrounding properties. Conditions Document 5 Citadel III Self-service Storage Facility A-2016-0129 Per the City Council Findings, the Director finds that the proposed alternative will not be detrimental to the public welfare or impair the use/character of the surrounding properties. Per the Meridian Design Manual, the applicant’s proposal includes a mix of siding materials and planting materials that should preserve the character of the surrounding area. CITY COUNCIL REVIEW The applicant or a party of record may request City Council review of a decision of the Director. All requests for review shall be filed in writing with the Planning Department on or before August 5, 2016, within fifteen (15) days after the written decision is issued, and contain the information listed in UDC 11- 5A-6B. If City Council review of the decision is not requested, the action of the Director represents a final decision on a land use application. You have the right to request a regulatory taking analysis under Idaho Code 67-8003. EXPIRATION Certificates of Zoning Compliance issued in conjunction with a proposed use shall expire if said use has not commenced within one year of the date of issuance of the Certificate of Zoning Compliance. Certificates of Zoning Compliance issued in conjunction with construction or alteration of a structure shall expire if said construction or alteration has not commenced within one year of the date of issuance of the Certificate of Zoning Compliance. In accord with the above provisions, the subject Certificate of Zoning Compliance is valid until July 20, 2017. EXHIBITS A. Vicinity Map B. Site Plan (dated: 06/29/16) C. Landscape Plan (dated: 03/25/16) D. Building Elevations (dated: 06/29/16) E. Phasing Plan (dated: 06/29/16) Conditions Document 5 Citadel III Self-service Storage Facility A-2016-0129 A. Vicinity Map Conditions Document 6 Citadel III Self-service Storage Facility A-2016-0129 B. Site Plan (dated: 06/29/16) Conditions Document 7 Citadel III Self-service Storage Facility A-2016-0129 C. Landscape Plan (dated: 03/25/16) Conditions Document 8 Citadel III Self-service Storage Facility A-2016-0129 D. Building Elevations (dated: 06/29/16) Conditions Document 9 Citadel III Self-service Storage Facility A-2016-0129 Conditions Document 10 Citadel III Self-service Storage Facility A-2016-0129 Conditions Document 11 Citadel III Self-service Storage Facility A-2016-0129 Conditions Document 12 Citadel III Self-service Storage Facility A-2016-0129 Conditions Document 13 Citadel III Self-service Storage Facility A-2016-0129 E. Phasing Plan