Citadel 4 Storage Ten Mile H-2016-0114CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2016-0114
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CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND
DECISION & ORDER
In the Matter of the Request for Annexation and Zoning of 9.97 Acres of Land with an I-L Zoning
District, for the Property located at 4015 N. Ten Mile Road in the NE ¼ of Section 34, Township
4N., Range 1W, by Conger Management Group.
Case No(s). H-2016-0114
For the City Council Hearing Date of: November 15, 2016 (Findings on December 6th, 2016)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of November 15, 2016, incorporated
by reference)
2. Process Facts (see attached Staff Report for the hearing date of November 15, 2016, incorporated
by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of November 15,
2016, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of November 15, 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-2016-0114
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7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of November 15, 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 November 15, 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 November 15, 2016
By action of the City Council at its regular meeting held on the = day of
2016.
COUNCIL PRESIDENT KEITH BIRD VOTED
COUNCIL VICE PRESIDENT JOE BORTON VOTED
COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED
COUNCIL MEMBER TY PALMER VOTED
COUNCIL MEMBER LUKE CAVENER VOTED -4
COUNCIL MEMBER GENESIS MILAM VOTED YZ�4
MAYOR TAMMY de WEERD VOTED
(TIE BREAKER)
Mayor T y die—Wee-
AUGUSP
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Attest:
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City Clerk
Copy served upon Applicant, The Planning Division, Public Works Department and City Attorney.
By:
'j Y Dated:- I
City Clerk's Office
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2016-0114
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Citadel 4 Self Storage at Ten Mile – AZ PAGE 1
STAFF REPORT
Hearing Date: October 20, 2016
TO: Planning and Zoning Commission
FROM: Josh Beach, Associate City Planner
(208) 884-5533
SUBJECT: Citadel 4 Storage at Ten Mile – H-2016-0114 (AZ)
1. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant requests annexation and zoning of 9.97 acres of land with an I-L zoning district to
construct a future self-service storage facility.
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 October 20, 2016. At the public hearing, the Commission moved
to recommend approval of the subject AZ request.
a. Summary of Commission Public Hearing:
i. In favor: Jim Conger
ii. In opposition: None
iii. Commenting: Jim Conger
iv. Written testimony: Jim Conger
v. Staff presenting application: Bill Parsons
vi. Other staff commenting on application: None
b. Key Issue(s) of Discussion by Commission:
i. Whether to recommend approval of reducing or waiving the landscape requirement in
condition 1.1.1C.
c. Key Commission Change(s) to Staff Recommendation:
i. Modify condition 1.1.1C , as follows: The applicant is also required to construct a ten
foot wide landscape buffer for the eastern 150 feet of the southern boundary adjacent to
the existing rental house.
ii. Modify condition 1.1.1D as follows: The applicant shall provide cross access from the
north to the south if the site does not develop as a self -storage facility.
d. Outstanding Issue(s) for City Council: The applicant is requesting that they only be
required to install a 10-foot landscape buffer along the southern boundary of the property
and only for the first 150 feet of property starting from N. Ten Mile Road.
The Meridian City Council heard this item on November 15, 2016. At the public hearings, the
Council moved to approve the AZ and PP request.
a. Summary of City Council Public Hearing:
i. In favor: Jim Conger
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: None
v. Staff presenting application: Josh Beach
vi. Other staff commenting on application: None
Citadel 4 Self Storage at Ten Mile – AZ PAGE 2
b. Key Issues of Discussion by Council:
i. None
3. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval of File
Number H-2016-0114 as presented in staff report for the hearing date of October 20, 2016 with the
following modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial of File
Number H-2016-0114 as presented in staff report for the hearing date of October 20, 2016 for the
following reasons: (You should state specific reason(s) for denial.)
Continuance
I move to continue File Numbers H-2016-0114 to the hearing date of (insert continued hearing date
here) for the following reason(s): (You should state specific reason(s) for continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location: (Parcel #S0434417200)
The site is located at 4015 N. Ten Mile Road in the NE ¼ of Section 34, Township 4N., Range
1W.
b. Owner/Applicant:
Donald G. Hart
4015 N. Ten Mile Road
Meridian, ID 83646
c. Representative:
Conger Management Group
4824 W. Fairview Ave.
Boise, ID 83706
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: October 3 and 17, 2016; October 24 and November 7,
2016 (Council)
c. Radius notices mailed to properties within 300 feet on: September 29, 2016; October 21, 2016
(Council)
d. Applicant posted notice on site by: October 7, 2016; November 15, 2016 (Council)
6. LAND USE
a. Existing Land Use(s): The subject property consists of rural residential land; zoned RUT in Ada
County.
Citadel 4 Self Storage at Ten Mile – AZ PAGE 3
b. Description of Character of Surrounding Area and Adjacent Land Uses and Zoning:
North: Agricultural and single-family residential land, zoned RUT in Ada County
East: N. Ten Mile Road and single-family homes in the Isola Creek Subdivision zoned R-4
South: Agricultural and residential land, zoned RUT in Ada County
West: Agricultural and residential land, zoned RUT in Ada County
c. History of Previous Actions: None
d. Utilities:
1. Public Works:
Location of sewer: A sanitary sewer main intended to provide service to the subject site
currently exists in N. Ten Mile Road.
Location of water: A water main intended to provide service to the subject site currently exists
in N. Ten Mile Road.
Issues or concerns: None
e. Physical Features:
1. Canals/Ditches Irrigation: There are no major irrigation facilities that cross this site.
2. Hazards: Staff is unaware of any hazards that may exist on the site.
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 this 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. For example, MU-NR areas are used near the City’s waste water treatment plant and where
there are mining, heavy industrial or other hazardous operations. The City envisions a wide
variety of non-residential land uses may occur in MU-NR areas. Employment opportunities,
professional offices, warehousing, flex buildings, and storage uses as well as retail uses are
envisioned. Developments are encouraged to be designed similar to the conceptual MU-NR plan
depicted in Figure 3-6. See pages 31-32 in the Comprehensive Plan for more information.
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.
• 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.
Citadel 4 Self Storage at Ten Mile – AZ PAGE 4
• 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 Maps 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.
This project is a single use, but part of a larger MU-NR area that surrounds the Wastewater
Treatment Plant, so staff does envision a mix of uses developing in the area. There is a mix of
commercial near the intersection of Ustick and Ten Mile Roads and across the street will be a
park and future single family homes.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply
to the proposed development (staff analysis in italics):
“Require appropriate landscaping and buffers along transportation corridors (setback,
vegetation, low walls, berms, etc.).” (3.06.02F)
The subject property abuts N. Ten Mile Road on the east. N. Ten Mile Road is classified as an
arterial roadway, and requires a minimum 25-foot landscape buffer per the UDC. The buffer
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)
Citadel 4 Self Storage at Ten Mile – AZ PAGE 5
Aside from the 5-foot sidewalk along N. Ten Mile Road, no pedestrian pathways are
proposed to the adjacent properties. Staff recommends a driveway connection on the north
property line to provide for future connectivity in the area.
“Plan for a variety of commercial and retail opportunities within the Impact Area.”
(3.05.01J)
With the increase of residential units in the area, the proposed storage facility will contribute
to the variety of uses in the northern 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 5-foot wide detached sidewalk is required along the east boundary of this site within the
landscape buffers along N. Ten Mile Road per UDC 11-3H-4C.4.
“Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D)
The applicant is requesting one full access driveway onto N. Ten Mile 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. Staff recommends that the applicant grant cross
access to the adjacent parcels (north and south) for future interconnectivity.
“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 contiguous to annexed parcels and city services are available.
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.2 requires 1 space for every 2,000 square feet of gross floor
area based on the square footage of the proposed office building.
Citadel 4 Self Storage at Ten Mile – AZ PAGE 6
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 Architectural Standards
Manual (ASM).
9. ANALYSIS
Analysis of Facts Leading to Staff Recommendation:
1. AZ: The applicant requests annexation and zoning of 9.97 acres of land with an I-L zoning
district, consistent with the MU-NR land use designation.
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 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 12’ X 30’ totaling 193,823 square
feet. The applicant proposes to construct the facility in two phases, with approximately
63,187 square feet of storage in the first phase, and 130,636 in the second phase.
2. Storage – Outdoor covered & uncovered , totaling 55,926 square feet
3. On- site office consisting of 1,156 square feet
The project is proposed to develop in two phases as depicted on the submitted site plan. Staff
recommends the proposed 35 foot landscape buffer and 5-foot detached sidewalk along the
entire frontage of the site along N. Ten Mile 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.
Citadel 4 Self Storage at Ten Mile – AZ PAGE 7
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
N. Ten Mile 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 N. Ten Mile Road, along the eastern
boundary of the site just north of the main entrance. The Fire Department has approved
the proposed emergency access for phase one. With phase two, the development shall
construct a secondary emergency access that meets the requirements of the Meridian
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.
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 N. Ten Mile 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.
Citadel 4 Self Storage at Ten Mile – AZ PAGE 8
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.
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 Architectural Standards Manual.
Sidewalk: A minimum 5-foot wide detached sidewalk is required around all buildings as well as
those serving public streets.
Staff recommends a minimum 20-foot wide driveway and cross-access be provided from the
proposed site to the property to the north and south. This will enhance interconnectivity
between the site and the future development of the adjacent property in accord with UDC
11-3A-3. Prior to the Commission hearing the applicant should provide a new concept plan that
depicts the interconnectivity as recommended by staff.
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 proposed along N. Ten Mile Road. A 25 foot landscape buffer is required to
be landscaped in accordance with UDC 11-3B-7C. The unimproved right-of-way adjacent to N. Ten Mile
Road needs to be landscaped in accord with UDC 11-3B-7. On the south boundary of the site there is an
exisitng single family home. The applicant shall provide a 25 -foot wide landscaper buffer adjacent to this
property boundary.
Parking: Per UDC 11-3C-6B.2, in industrial districts, one off-street parking space is required
per 2,000 square feet of gross floor area. Based on the total square footage of the office, one (1)
parking space is required for the development. 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.
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: Sanitary sewer service to the proposed development will only be needed for the
manager’s office adjacent to N. Ten Mile Road, and therefore no new mainlines will be needed.
Applicant will need to construct water mains to and through the project from the existing
mainline in N. Ten Mile Road.
Existing Structure(s): There is an existing home and associated outbuildings on the site that will
be removed as part of this development.
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 Architectural Standards 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.
Citadel 4 Self Storage at Ten Mile – AZ PAGE 9
Along N. Ten Mile Road, 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 walls and gate. See elevations in Exhibit A.3.
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 Architectural Standards Manual.
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: 09/12/2016) (NOT APPROVED)
3. 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
Citadel 4 Self Storage at Ten Mile – AZ PAGE 20
A. Drawings
1. Vicinity/Zoning Map
Citadel 4 Self Storage at Ten Mile – AZ PAGE 21
2. Site Plan (dated: 09/12/2016) (NOT APPROVED)
Citadel 4 Self Storage at Ten Mile – AZ PAGE 22
3. Proposed Elevations
Citadel 4 Self Storage at Ten Mile – AZ PAGE 23
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 six (6) months 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 City of Meridian Architectural Standards Manual (or any
updated versions thereof).
b. A secondary emergency only access is proposed via N. Ten Mile Road, along the eastern
boundary of the site. The Fire Department has approved the proposed emergency access for
phase one, however, with phase two the development shall construct a secondary emergency
access that meet the access separation requirements of the Meridian Fire Department.
c. At a minimum, a 25-foot wide street landscape buffer and a 5-foot detached sidewalk shall be
constructed along the entire frontage of the site along N. Ten Mile Road in accord with the
standards listed in UDC 11-3A-17,UDC 11-3B-5 and 11-3B-7C with the first phase of
development. The applicant is also required to construct a 25-foot wide landscape buffer
adjacent to the single-family residence to the south of the subject property The applicant is
also required to construct a 10-foot wide landscape buffer on the South boundary
adjacent to the existing rental house (Parcel # S0434417405) unless this requirement is
reduced or waived by Council.
d. Any future development of the site must comply with the City of Meridian ordinances in
effect at the time of development.
e. The applicant shall construct at a minimum, a 20-foot wide driveway and grant cross-access
from the proposed site to the property to the north (Parcel # S0434131200) and the south
(Parcel # S0434417200) in accord with UDC 11-3A-3. Prior to the Planning and Zoning
Commission hearing, the applicant shall provide an updated concept plan showing the two
required cross-access points. The applicant shall provide cross access from the north to
the south if the site does not develop as a self-storage facility.
f. Future development of the site shall comply with the UDC standards in effect at the time of
development.
g. The site shall develop with a self-storage facility and shall comply with the specific use
standards as set forth in the UDC 11-4-3-33 and 11-4-3-34.
h. All existing structures shall be removed from the property within sixty (60) days of
annexation.
2. PUBLIC WORKS DEPARTMENT
2.1.1 This development only requires sewer service to the small leasing office adjacent to N. Ten Mile
Road, and therefore no new mainlines will be needed.
2.1.2 Water service to this site is available via extensions off of the existing main in N. Ten Mile Road.
The applicant shall be responsible to install water mains to and through this development to the
Citadel 4 Self Storage at Ten Mile – AZ PAGE 24
North, South, and West boundary lines. Coordinate main sizing and routing with the Community
Development Department.
2.1.3 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.
2.1.4 Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
2.1.5 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
development plan approval.
2.1.6 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.
2.1.7 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.
2.1.8 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.
2.1.9 All improvements related to public life, safety and health shall be completed prior to occupancy
of the structures. Where approved by the City Engineer, an owner may post a performance surety
for such improvements in order to obtain City Engineer signature on the final plat as set forth in
UDC 11-5C-3B.
2.1.10 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.
2.1.11 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.
2.1.12 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.1.13 Developer shall coordinate mailbox locations with the Meridian Post Office.
Citadel 4 Self Storage at Ten Mile – AZ PAGE 25
2.1.14 All grading of the site shall be performed in conformance with MCC 11-1-4B
2.1.15 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.
2.1.16 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.
2.1.17 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.
2.1.18 Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street
Lighting (http://www.meridiancity.org/public_works.aspx?id=272). 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. The contractor’s
work and materials shall conform to the ISPWC and the City of Meridian Supplemental
Specifications to the ISPWC. Contact the City of Meridian Transportation and Utility
Coordinator at 898-5500 for information on the locations of existing street lighting.
2.1.19 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. Please contact Land Development Service for more information at 887-2211.
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 Parks Department has no concerns related to this application.
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.
Citadel 4 Self Storage at Ten Mile – AZ PAGE 26
C. Legal Description and Exhibit Map
Citadel 4 Self Storage at Ten Mile – AZ PAGE 27
Citadel 4 Self Storage at Ten Mile – AZ PAGE 28
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;
Council finds the proposed annexation to I-L 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;
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;
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, Council considered any oral or written testimony that was 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,
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).
Per the above findings, Council feels the proposed annexation is in the best interest of the
City if the applicant enters into a DA with the City and develops the property as outlined
in Exhibit B above.
1
Joshua Beach
From:Marcel Lopez <marcel@congergroup.com>
Sent:Thursday, November 10, 2016 5:06 PM
To:Joshua Beach; Jim Conger; Barbara Shiffer; C.Jay Coles; Charlene Way; Machelle Hill
Subject:RE: Citadel Storage at Ten Mile
Josh,
The developer is in agreement with the Planning & Zoning Commission’s recommendations and Staff report for the
Meridian City Council for the Citadel 4 Storage applications.
We appreciate all your help and guidance with this process.
Marcel Lopez
Conger Management Group
208.336.5355 – office
208.336.2282 – fax
From: Joshua Beach [ mailto:jbeach@meridiancity.org ]
Sent: Wednesday, November 09, 2016 2:07 PM
To: Jim Conger; Marcel Lopez; Barbara Shiffer; C.Jay Coles; Charlene Way; Machelle Hill
Subject: Citadel Storage at Ten Mile
Attached are the Planning & Zoning Commission’s recommendations and the Staff Report for the proposed
annexation and zoning for Citadel 4 Storage at Ten Mile H-2016-0114. These items are scheduled to be on
the City Council agenda on November 15, 2016. The public hearing will be held at City Hall, 33 E. Broadway
Avenue, beginning at 6:00 pm. Please call or e-mail with any questions.
Jim/Marcel - Please submit any written response you may have to the recommendations in the report to the
City Clerk’s office ( cjcoles@meridiancity.org , mhill@meridiancity.org ) and myself (e-mail or fax) as soon as
possible.
Josh Beach | Associate City Planner
City of Meridian | Community Development Department
33 E. Broadway Ave., Meridian, Idaho 83642
Phone: 208-489-0576
Built for Business, Designed for Living
www.opportunitymeridian.org
All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law,
in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law.