CC - Staff ReportTrust Storage – PFP, CUP (H-2017-0082) PAGE 1
STAFF REPORT
HEARING DATE: September 19, 2017
TO: Mayor and City Council
FROM: Bill Parsons, Planning Supervisor
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Trust Storage – PFP, CUP (H-2017-0082)
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, John Day, has submitted an application for a combined preliminary and final plat
(PFP) consisting of two (2) building lots and a conditional use permit for a self-service storage
facility on 9.28 acres of land in the C-C zoning district.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed PFP and CUP applications based on the Findings of Fact
and Conclusions of Law in Exhibit C of this report.
The Meridian Planning & Zoning Commission heard these items on July 20 and August 3,
2017. At the public hearing, the Commission voted to recommend approval of the subject PFP
and CUP requests.
a. Summary of Commission Public Hearing:
i. In favor: John Day, Kathy Wlodarczylk, Sharron Manvel, Reta Chatten and Glenn
Shell (sign up as neutral)
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: Lisa Baird
v. Staff presenting application: Bill Parsons
vi. Other staff commenting on application: None
b. Key issue(s) of Public Testimony:
i. None
c. Key Issues of Discussion by Commission:
i. Design of the structures and appropriate building materials
ii. Screening materials and the height of the screen wall
iii. Landscaping along the perimeter of the facility.
d. Commission Change(s) to Staff Recommendation:
i. Condition 1.1.4 – Commission struck bullet #1 and #2; and modified bullet #3 because
the applicant submitted a revised landscape plan that addressed these items.
ii. Condition 1.1.6 – Commission modified this condition to coincide with the revised
elevations and include additional verbiage requiring compliance with the ASM and the
site and structure standards set forth in UDC 11-3A-19.
iii. Condition 1.1.7 – Commission struck bullet #1 and #3; and modified bullet #2 to specify
the screen wall along the perimeter of the complex be 8 feet in height and designed to
complement the design of the facility.
e. Outstanding Issue(s) for City Council:
i. None
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III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2017-
0082, as presented in the staff report for the hearing date of September 19, 2017, with the following
modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2017-0082,
as presented during the hearing on September 19, 2017, for the following reasons: (You should state
specific reasons for denial.)
Continuance
I move to continue File Number H-2017-0082 to the hearing date of (insert continued hearing date
here) for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located at the northeast corner of S. Locust Grove Road and E. Puffin Street in the NW
¼ of Section 20, Township 3 North, Range 1 East. (Parcel No S1120223310)
B. Applicant:
John Day, Slichter/Ugrin Architecture
415 S. 13 th St.
Boise, ID 83702
C. Owner:
TS South Meridian, LLC
1865 E. Sendoro Lane
Boise, ID 83712
D. Representative:
John Day, Slichter/Ugrin Architecture
415 S. 13 th St.
Boise, ID 83702
E. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject application is for a combined preliminary/final plat and a conditional use permit. A
public hearing is required before the Planning and Zoning Commission and City Council,
consistent with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: June 30, 2017 (Commission); August 18, 2017 (City
Council)
C. Radius notices mailed to properties within 300 feet on: June 22, 2017 (Commission); August 10,
2017 (City Council)
D. Applicant posted notice on site(s) on: July 10, 2017 (Commission) and by September 8, 2017
(Council);
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VI. LAND USE
A. Existing Land Use(s): The site consists of a single undeveloped vacant lot, zoned C-C.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
North: C-store, fuel facility and carwash, zoned C-C
South: LDS Church, zoned R-8
East: Multi-family residential and Mountain View High School, zoned L-O and R-4
West: Assisted living facility and single family residential, zoned L-O and R-4
C. History of Previous Actions:
• In 2000, this property received annexation and zoning (AZ-00-004) approval of 16.119 acres
of land with a C-N zoning district (Ordinance No. 882).
• In 2010, a rezone (RZ-10-006) from the C-N zone to the C-C zone and a preliminary plat
(PP-10-006) consisting of five (5) building lots was approved for the Somerton Subdivision.
A development agreement was required with the rezone of the property and recorded as
instrument #111037071. The subject property is a remnant parcel leftover from the approval
of the previous preliminary plat. The developer at the time failed to process any time
extensions with the City and the previous plat has since expired.
D. Utilities:
1. Location of sewer: The city currently owns and maintains sewer mains directly adjacent to
the proposed development.
2. Location of water: The city currently owns and maintains water mains directly adjacent to
the proposed development.
3. Issues or concerns: The applicant shall be responsible for the installation of additional water
mains through to the project to provide for fire protection.
D. Physical Features:
1. Canals/Ditches Irrigation: There is an existing irrigation facility (Hunter Lateral) is tiled
along the east boundary of the property contained within a 20-foot wide easement.
2. Hazards: Staff is not aware of any hazards that exist on this site.
3. Flood Plain: This site does not lie within the floodplain overlay district.
VII. COMPREHENSIVE PLAN
The subject property is currently designated “Commercial” on the Comprehensive Plan Future Land
Use Map. Per the Comprehensive Plan (page 21), commercial designated areas: provide a full range
of commercial and retail to serve area residents and visitors. Uses may include retail, wholesale,
service and office uses, multi-family residential, as well as appropriate public uses such as
government offices. Within this land use category, specific zones may be created to focus commercial
activities unique to their locations. These zones may include neighborhood commercial uses focusing
on specialized service for residential areas adjacent to that zone.
The applicant is proposing to subdivide the property to develop a majority of this site with a self-
service storage facility (Lot 2, Block 1) consisting of approximately 162,687 square feet. The other
lot (Lot 1, Block 1) will remain vacant and develop at a later date.
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Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed use (staff analysis in italics ):
• “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)
City services are available and will be extended by the developer to the proposed lots upon
development of the site in accord with UDC 11-3A-21.
• “Require all commercial and industrial businesses to install and maintain landscaping.”
(2.01.03B)
Parking lot landscaping is required to be provided with development of this property in
accord with UDC 11-3B-8C.
• Require neighborhood and community commercial areas to create a site design compatible
with surrounding uses (3.05.02A).
The City has adopted a design manual to address compatibility between land uses. The
applicant is proposing a commercial development adjacent to an established residential
development and other commercial establishments. Specifically, the applicant is proposing to
develop the site with fourteen (14) storage buildings, including an attached office. The
primary building materials proposed for these structures is metal siding with a mix of colors
and patterns. Many of the surrounding buildings in the area use stucco, wood, stone wainscot
and earth tone colors.
The Architectural Standards Manual (ASM) emphasizes a mix of materials and variations in
roof and wall planes along public spaces and public streets. Because this facility is on a
highly visible corridor and surrounded by high quality development, staff is of the opinion the
applicant should elevate the design of the facility and use building materials that complement
the adjacent developments. The site must comply with the design standards set forth in UDC
11-3A-19 and the guidelines in the ASM.
• Maintain integrity of neighborhoods to preserve values and ambiance of areas (3.05.02).
If the applicant complies with the design guidelines outlined in the ASM, UDC design
standards and specific use standards, staff is of the opinion the proposed use should maintain
the integrity of the neighborhood.
• Restrict private curb cuts and access points on collectors and arterial streets (3.06.02D).
One access point has been provided from a shared driveway via S. Locust Grove and one
access is provided to E. Puffin Street. No other access is proposed or approved with the
subject application.
• Require appropriate landscape and buffers along transportation corridors (setback, vegetation,
low walls, berms, etc.) (3.06.02F).
The subject property abuts S. Locust Grove Road and E. Puffin Street. The UDC requires a
minimum 25-foot landscape buffer adjacent to S. Locust Grove and a 10-foot landscape
buffer along E. Puffin Street in accord with UDC 11-3-7C.
• Plan for a variety of commercial and retail opportunities within the Impact Area (3.05.01J).
This area of Meridian is lacking a self-service storage facility to serve the multiple single
family and multi-family developments in the area.
• Protect existing residential properties from incompatible land use development on adjacent
parcels (3.06.01F)
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On the east boundary, there is an existing multi-family development. Although zoned L-O, the
applicant is still responsible for constructing a 25-foot wide landscape buffer between the
storage facility and the existing residential development. The plans as submitted comply with
the buffer width requirement however, the number of plantings are not depicted in accord
with UDC standards. With CZC submittal, the applicant shall provide a 25-foot wide
landscape buffer along the east boundary that meets or exceeds the standards specified in
UDC 11-3B-9C.
• Ensure development provides safe routes and access to schools, parks and other community
gathering places (3.07.02N).
The applicant is responsible for constructing a 5-foot wide detached sidewalk along S. Locust
Grove Road and a 5-foot wide attached sidewalk along E. Puffin Street in accord with UDC
11-3A-17.
For the above reasons, staff believes the proposed development is consistent with the Comprehensive
Plan.
VIII. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of Zone: The purpose of the commercial districts is to provide for the retail
and service needs of the community in accordance with the Meridian comprehensive plan. Six (6)
districts are designated which differ in the size and scale of commercial structures accommodated
in the district, the scale and mix of allowed commercial uses, and the location of the district in
proximity to streets and highways.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2B-2 lists the principal permitted,
accessory, conditional, and prohibited uses in the C-C zoning district. The proposed self-service
storage facility requires conditional use permit (CUP) approval in the C-C 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 11-2B-3 for the C-C zoning district.
D. Landscaping
1. UDC 11-3B-8C regulates the parking lot standards of the development code (see section 9
below for further analysis).
2. UDC 11-3B-9C regulates the landscape buffers adjacent to residential land uses.
3. Width of street buffer(s): 25 feet along Locust Grove Road and 10 feet along Puffin Street.
E. Off-Street Parking: UDC 11-3C-6B requires 1 space for every 500 square feet of gross floor area
of the proposed office building.
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 listed in UDC 11-3A-19 and the guidelines listed in the Architectural Standards Manual
(ASM).
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
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PRELIMINARY /F INAL PLAT (PFP): A combined preliminary and final plat is proposed consisting
of two (2) building lots on 9.28 acres of land in the C-C zoning district (see Exhibits A.2 and
A.3). Lot 2, Block 1 is proposed to develop with a self-service facility and the other lot is slated
for development at a future date.
Dimensional Standards: Staff has reviewed the proposed plat for compliance with the
dimensional standards listed in UDC Table 11-2B-3 for the C-C zoning district and found the plat
in compliance with those standards with the exception of provide the required 25-foot wide
landscape buffer along the west boundary and the 10-foot landscape buffer on the south
boundary. The proposed plat must be revised to depict the required landscape buffer widths prior
to signature on the final plat.
Access: Access to this development was provided with the first phase of the previous
development formerly known as Somerton Subdivision. Reciprocal cross access is also in place to
serve both lots and there is an existing a full access on to S. Locust Grove and E. Puffin Street.
Landscaping: A 25-foot wide street buffer is required to be provided along S. Locust Grove
Road (arterial) and a 10-foot wide landscape buffer (local) is required along E. Puffin Street, as
set forth in UDC Table 11-2B-3; these buffers must be on a common lot or on a permanent
dedicated buffer depicted on the plat . Landscaping within the street buffer should be provided
in accord with the standards listed in UDC 11-3B-7C. The landscaping shown on the landscape
plan complies with these standards, except for the required landscape buffer across Lot 1, Block
1. Further the unimproved Locust Grove right-of-way adjacent to Lot 2, Block 1must also be
landscaped in accord with UDC 11-3B-7C.5 (see Exhibit A.4). Prior to signature on the final plat
the applicant must revise the landscape plan to incorporate the 25-foot wide landscape buffer on
Lot1 and include details for landscaping the unimproved right-of-way along the frontage of Lot 2.
Fencing: No fencing is depicted on the landscape plan for this site. Any proposed fencing should
comply with the standards listed in UDC 11-3A-7.
Sidewalks: Sidewalks are required to be provided with development in accord with the standards
listed in UDC 11-3A-17. A 5-foot wide attached sidewalk is required to be constructed along E.
Puffin Street and a 5-foot detached sidewalk is required along S. Locust Grove Road. Currently,
an existing 7-foot wide attached sidewalk exists along the frontage of Lot 1, Block 2. Since this a
newer sidewalk, staff is not requiring that the sidewalk be replaced to meet current development
standards.
Utilities: All development is required to connect to the City water and sewer system unless
otherwise approved by the City Engineer in accord with UDC 11-3A-21.
Pressurized Irrigation: An underground pressurized irrigation system is required to be provided
for the development in accord with UDC 11-3A-15 as proposed.
Storm Drainage: An adequate storm drainage system is required in all developments in accord
with the City’s adopted standards, specifications, and ordinances, per UDC 11-3A-18.
CUP: Self-Service Storage Facilities: The specific use standards for the self-service storage
facility listed in UDC 11-4-3-34 apply to development of this site as follows:
A. Storage units and/or areas shall not be used as dwellings or as a commercial or industrial
place of business. The manufacture or sale of any item by a tenant from or at a self-
service storage facility is specifically prohibited. The applicant must comply with this
requirement.
B. On-site auctions of unclaimed items by the storage facility owners shall be allowed as a
temporary use in accord with Section 11-3E temporary use requirements of this Title. The
applicant must comply with this requirement.
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C. The distance between structures shall be a minimum of twenty-five feet (25’). All of the
proposed storage buildings must meet or exceed the 25-foot distance requirement. The
drive aisles between buildings A and B and B and C do not comply with this requirement.
Further, there are areas within the portion of the storage facility located on the east side
of the north/south drive aisle that also does not comply with this standard. The site plan
submitted with the CZC application must include 25-feet of separation between all
structures per the specific use standards.
D. The storage facility shall be completely fenced, walled, or enclosed and screened from
public view. Where abutting a residential district or public road, chain-link shall not be
allowed as fencing material. The applicant for the most part has designed the site so the
perimeter storage buildings screen the facility from public view. However, there are
areas along or near Puffin Street that staff believes may be visible without having specific
details. Staff recommends that the applicant fully enclose the area along the south
boundary of Puffin Street between Buildings A and C; area between Building E and F
and F and G; and the entire area adjacent to the proposed parking area H with a solid
fence or wall that complements the design of the facility. Further, the secondary access
gate between Buildings D and E should be constructed of a solid material to impede
visibility into the site.
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. NA. The project does not abut a residential district as defined by
the UDC in Chapter 1. The adjacent apartments are zoned L-O.
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 .
The submitted plan depicts the required 25-foot wide landscape buffer however the
number of plantings do not touch at maturity as required by UDC 11-3A-9C. The
applicant should revise the landscape plan to include a 25-foot wide buffer that allows
the required vegetation to touch at maturity.
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. One access
point has been provided from a shared driveway via S. Locust Grove Road and E. Puffin
Street. On the submitted plans, the secondary access is provided in the northeast corner
of the site between Buildings D and E in accord with UDC standards.
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. Outdoor storage is not proposed or approved for this site. All items
must be stored within an enclosed storage unit. The applicant has depicted some internal
parking area within the proposed secure facility east of the north/south drive aisle. At
the public hearing staff recommends the applicant clarify for the Commission the
intended purpose of this parking area.
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
Trust Storage – PFP, CUP (H-2017-0082) PAGE 8
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 proposed
development is located on a prominent corridor and should be highly visible from
abutting streets.
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. N/A.
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 . N/A
Site Plan: Staff has reviewed the site plan (Exhibit A.5) submitted with this application. The
following items should to be revised on the site plan submitted with the Certificate of Zoning
Compliance application:
• Provide a bike rack detail on the plans submitted with the certificate of zoning
compliance application. The bike rack shall be located as close to the main entrance
in accord with UDC 11-3C-5C.
• Because the storage facility is bisected by a commercial drive aisle, staff
recommends that the applicant incorporates traffic calming where the two internal
drive aisles intersect or provide speed bumps in the north/south drive aisle.
Landscaping: Staff has reviewed the landscape plan (Exhibit A.4) submitted with this
application. Staff recommends the following items be revised on the landscape plan
submitted with the Certificate of Zoning Compliance application:
• Construct a 25-foot wide landscape buffer adjacent to S. Locust Grove Road on Lots 1 and 2,
Block 1 in accord with UDC 11-3B-7C. The unimproved right-of-way adjacent to Lot 2 must
also be landscaped in accord with UDC 11-3B-7C.5.
• Construct a 10-foot wide landscape buffer adjacent to E. Puffin Street in accord with UDC
11-3B-7C.
• Parking lot landscaping is required to be provided in accord with the standards listed in UDC
11-3B-8C. The landscape buffer on the on the east side of the north/south drive aisle and the
north side of Building D must include 1 tree per every 35 linear feet per UDC 11-3B-8C.
• Construct a 25-foot wide landscape buffer along the east boundary in accord with UDC 11-
3B-9C.
Parking: Per UDC 11-3C-6B, in commercial districts, one off-street parking space is required
per 500 square feet of gross floor area for the proposed office building. Based on the total square
footage of office (667 s.f.), one (1) parking stall is required; four (4) spaces are proposed on the
submitted site plan in accord with UDC standards.
Additionally, per UDC 11-3C-6G, one bicycle parking space is required to be provided for every
25 vehicle spaces, in compliance with the standards listed in UDC 11-3C-5C. The submitted site
plan does not depict the required bike rack.
Building Elevations: The proposed development is required to comply with the design standards
set forth in UDC 11-3A-19 and the ASM. The applicant has submitted renderings (Exhibit A.6)
Trust Storage – PFP, CUP (H-2017-0082) PAGE 9
that demonstrate how the site will be viewed from the public streets. The primary building
materials is metal siding presented in multiple colors and variations in the pattern. As currently
designed the proposed elevations do not comply with the design standards. The ASM encourages
that the buildings provide variations in wall planes and roof heights and a mix of building
materials to avoid long segments of blank walls. Further, the proposed storage facility is also
adjacent to several other commercial developments that have higher quality architecture than the
proposed storage facility. Staff recommends that the applicant use similar color palette and
building materials as the adjacent commercial so that it complements the surrounding
developments consistent with the policies contained in the Comprehensive Plan and the ASM.
NOTE: This requirement applies to the perimeter buildings only.
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 ASM.
Staff recommends approval of the subject applications with the conditions listed in Exhibit B per
the Findings in Exhibit C.
X. EXHIBITS
A. Drawings
1. Vicinity/Zoning Map
2. Preliminary Plat (dated: June 7, 2017)
3. Final Plat (dated: May 30, 2017)
4. Landscape Plan (dated: May 24 August 1, 2017) (REVISED)
5. Proposed Site Plan (dated: May 24, 2017) (REVISED)
6. Proposed Elevations (dated: June, 2017) (REVISED)
B. Agency Comments/Conditions of Approval
1. Planning Division
2. Public Works Department
3. Fire Department
4. Police Department
5. Republic Services
6. Ada County Highway District
7. Parks Department
C. Required Findings from Unified Development Code
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Exhibit A.1: Vicinity/Zoning Map
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Exhibit A.2: Preliminary Plat (dated: June 7, 2017)
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Trust Storage – PFP, CUP (H-2017-0082) PAGE 13
Exhibit A.3: Final Plat (dated: May 30, 2017)
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Exhibit A.4: Landscape Plan (dated: May 24 August 1, 2017) (REVISED)
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5. Proposed Site Plan (dated: May 24, 2017) (REVISED)
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6. Proposed Elevations (dated: June, 2017) (REVISED)
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B. Agency Comments/Conditions
1. PLANNING DIVISION
1.1 Site Specific Conditions of Approval
1.1.1 Development of the site shall substantially comply with the preliminary and final plat included in
Exhibit A, the design standards listed in UDC 11-3A-19 and in the Architectural Standards
Manual, and the conditions in this report.
1.1.2 The preliminary plat included in Exhibit A.2, dated June 7, 2017, is approved as submitted.
1.1.3 The final plat included in Exhibit A.3, dated May 30, 2017, shall be revised as follows:
a. Graphically depict a permanent dedicated 25-foot wide street buffer along S. Locust Grove
Road and a 10-foot wide street buffer along E. Puffin Street in accord with UDC 11-3B-
7C.2b.
b. Add a note to the face of the plat that references the recorded development agreement
(Instrument #111037071).
c. The plat shall be recorded prior to applying for a building permit.
d. Prior to submittal for the City Engineer’s signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized, as well as the signatures of the Ada
County Highway District and the Central District Health Department.
1.1.4 The landscape plan included in Exhibit A.4, dated May 24 August 2, 2017, shall be revised as
follows is approved with the following comments:
• Construct a 25-foot wide landscape buffer adjacent to S. Locust Grove Road on Lots 1 and 2,
Block 1 in accord with UDC 11-3B-7C. The unimproved right-of-way adjacent to Lot 2 must
also be landscaped in accord with UDC 11-3B-7C.5.
• Construct a 10-foot wide landscape buffer adjacent to E. Puffin Street in accord with UDC
11-3B-7C.
• Parking lot landscaping is required to be provided in accord with the standards listed in UDC
11-3B-8C. The landscape buffer on the on the east side of the north/south drive aisle and the
north side of Building D must include 1 tree per every 35 linear feet per UDC 11-3B-8C.
• Construct a 25-foot wide landscape buffer along the east boundary in accord with UDC 11-
3B-9C; the required vegetation must touch at maturity .
1.1.5 The site plan included in Exhibit A.5, dated May 24, 2017, shall be revised as follows:
• Provide a bike rack detail on the plans submitted with the certificate of zoning compliance
application. The bike rack shall be located as close to the main entrance in accord with UDC
11-3C-5C.
• Because the storage facility is bisected by a commercial drive aisle, the applicant shall
incorporate traffic calming where the two internal drive aisles intersect or provide speed
bumps in the north/south drive aisle.
1.1.6 The elevations included in Exhibit A.6, dated June, 2017, are not approved as submitted and must
comply with the ASM and site and structure design standards set forth in UDC 11-3A-19. The
primary building materials is metal siding presented in multiple colors and variations in the
pattern. As currently designed the proposed elevations do not comply with the design standards.
Trust Storage – PFP, CUP (H-2017-0082) PAGE 18
The ASM encourages that the building provide variations in roof and wall planes and a mix of
building materials to avoid long segments of blank walls along public street and public spaces.
Further, the proposed storage facility is also adjacent to several other commercial developments
that have higher quality architecture than the proposed storage facility. The applicant shall use
similar color palette and building materials as the adjacent commercial developments to break-up
the blank wall segments so that it complements the surrounding developments consistent with the
policies contained in the Comprehensive Plan and the ASM.
1.1.7 Development of the site shall comply with the specific use standards listed in UDC 11-4-3-34
“Storage Facility, Self-Service;” and the standards for unattended self-service uses listed in UDC
11-3A-16.
• The site plan submitted with the CZC application must include 25-feet of separation
between all structures.
• The applicant shall fully enclose the area along the south boundary of Puffin Street
between Buildings A and C; the area between Building E and F and F and G; and
the entire area adjacent to the proposed parking area H with an 8-foot solid fence or
wall that complements the design of the facility. The secondary access gate between
Buildings D and E should be constructed of a solid material to impede visibility into
the site.
• The applicant has depicted some internal parking area within the proposed secure
facility east of the north/south drive aisle. At the public hearing, the applicant shall
clarify for the Commission the intended purpose of this parking area.
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the C-C zoning district listed in UDC
Chapter 2 District regulations.
1.2.2 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
forth in UDC 11-3A-6.
1.2.3 Install lighting consistent with the provisions as set forth in UDC 11-3A-11.
1.2.4 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A-
15, UDC 11-3B-6 and MCC 9-1-28.
1.2.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17. The existing 7-foot attached
sidewalk is allowed to remain abutting Lot 1, Block 1.
1.2.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J.
1.2.7 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3B-5I,
11-3B-8C, and Chapter 3 Article C.
1.2.8 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-
7C (streets).
1.2.9 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-
11C.
1.2.10 Protect any existing trees on the subject property that are greater than four-inch caliper and/or
mitigate for the loss of such trees as set forth in UDC 11-3B-10.
1.2.11 Provide bicycle parking spaces as set forth in UDC 11-3C-6G consistent with the design
standards as set forth in UDC 11-3C-5C.
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1.2.12 Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A-12.
1.2.13 Comply with the structure and site design standards, as set forth in UDC 11-3A-19 and the
guidelines set forth in the City of Meridian Architectural Standards Manual.
1.2.14 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
1.2.15 Low pressure sodium lighting shall be prohibited as an exterior lighting source on the site.
1.2.16 All fencing constructed on the site shall comply with the standards as set forth in UDC 11-3A-7
and 11-3A-6B as applicable.
1.2.17 100 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.
1.3 Ongoing Conditions of Approval
1.3.1 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.
1.3.2 The project is subject to all current City of Meridian ordinances and previous conditions of
approval associated with this site.
1.4 Process Conditions of Approval
1.4.1 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.
1.4.2 The applicant shall submit and obtain approval of a Certificate of Zoning Compliance and
Design Review application for all future structures proposed on the site from the Planning
Division, prior to submittal of any building permit applications.
1.4.3 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.
1.4.4 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the
City Engineer signature on a final plat within two years of the approval of this combined
preliminary/final plat; or 2) gain approval of a time extension as set forth in UDC 11-6B-7.
1.4.5 The applicant shall obtain the City Engineer's signature on a final plat within two years of the
approval of this combined preliminary/final plat as set forth in UDC 11-6B-7A.
1.4.6 The final plat, and any phase thereof, shall substantially comply with the approved preliminary
plat as set forth in UDC 11-6B-3C2.
1.4.7 The applicant shall pay any applicable impact fees prior to the issuance of a building permit.
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2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval
2.1.1 A street light plan will need to be included in the final plat and/or building permit application.
Street light plan requirements are listed in section 6-7 of the City's Design Standards. A copy of
the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272
2.1.2 The city currently owns and maintains sanitary sewer and water mains directly adjacent to the
proposed development. The applicant shall be responsible for the establishment of service
connections for the office facility, and for the abandonment of any existing service lines that will
not be utilized. The applicant shall also be responsible for the installation of additional water
mains through to the project to provide for fire protection. Any dead end water mains shall
terminate with a fire hydrant.
2.2 General Conditions of Approval
2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to provide
service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover
from top of pipe to sub-grade is less than three feet than alternate materials shall be used in
conformance of City of Meridian Public Works Departments Standard Specifications.
2.2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water
mains to and through this development. Applicant may be eligible for a reimbursement
agreement for infrastructure enhancement per MCC 8-6-5.
2.2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of
way (include all water services and hydrants). The easement widths shall be 20-feet wide for a
single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but
rather dedicated outside the plat process using the City of Meridian’s standard forms. The
easement shall be graphically depicted on the plat for reference purposes. Submit an executed
easement (on the form available from Public Works), a legal description prepared by an Idaho
Licensed Professional Land Surveyor, which must include the area of the easement (marked
EXHIBIT A) and an 81/2” x 11” map with bearings and distances (marked EXHIBIT B) for
review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO
NOT RECORD. Add a note to the plat referencing this document. All easements must be
submitted, reviewed, and approved prior to development plan approval.
2.2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
prior to receiving development plan approval.
2.2.5 All existing structures that are required to be removed shall be prior to signature on the final plat
by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and
possible reassignment of street addressing to be in compliance with MCC.
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
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(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 Street signs are to be in place, sanitary sewer and water system shall be approved and activated,
road base approved by the Ada County Highway District and the Final Plat for this subdivision
shall be recorded, prior to applying for building permits.
2.2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, etc., prior to signature on the final plat.
2.2.11 All 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.
2.2.12 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
2.2.13 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.2.17 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.2.18 The design engineer shall be required to certify that the street centerline elevations are set a
minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure
that the bottom elevation of the crawl spaces of homes is at least 1-foot above.
2.2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACHD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
2.2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per
the City of Meridian AutoCAD standards. These record drawings must be received and approved
prior to the issuance of a certification of occupancy for any structures within the project.
2.2.21 A street light plan will need to be included in the civil construction plans. 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.
2.2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount
of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure
prior to final plat signature. This surety will be verified by a line item cost estimate provided by
the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
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deposit or bond. Applicant must file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
2.2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total construction cost for all completed sewer, water and reuse infrastructure for
duration of two years. This surety will be verified by a line item cost estimate provided by the
owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Applicant must file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-221.
3. FIRE DEPARTMENT
3.1 The Fire Department has no comment on this application.
4. POLICE DEPARTMENT
4.1 The Police Department has no comment on this application.
5. REPUBLIC SERVICES
5.1 No comments were received from Republic Services on this application.
6. PARKS DEPARTMENT
6.1 The Park’s Department has no comment on this application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 SITE SPECIFIC CONDITIONS OF APPROVAL
1. Construct 5-foot wide concrete sidewalk abutting the site where it does not currently exist. The
sidewalk should be located 41-feet from centerline on Locust Grove Road. Provide a permanent
right-of-way easement for detached sidewalks located outside of the dedicated right-of-way
2. Dedicate right-of-way on Locust Grove Road at the site’s north property line to total 54-feet from
centerline, tapering to 49-feet from centerline.
3. Widen the pavement on Locust Grove Road to a minimum of 17-feet from centerline plus a 3-
foot gravel shoulder adjacent to the site where it does not already exist.
4. Replace any deteriorated or deficient curb, gutter or sidewalk abutting the site.
5. Obtain approval from the ACHD pavement cut committee for all cuts made to Locust Grove
Road.
6. Construct 5-foot wide concrete sidewalk along Puffin Street abutting the site.
7. Construct a 20-foot wide curb cut type driveway on Puffin Street at the eastern property line to
serve as an irrigation access road for Hunter Lateral. Pave the driveway its full width and a
minimum of 30-feet into the site.
8. Provided a minimum of 50-feet from the near edge of the intersection and a turnaround for all
gated access points to Puffin Street and Locust Grove Road.
9. Locust Grove Road is classified as a minor arterial roadway. Other than the access specifically
approved with this application, direct lot access is prohibited to this roadway and should be noted
on the final plat
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10. Payment of impacts fees are due prior to issuance of a building permit.
11. Comply with all Standard Conditions of Approval.
7.2 STANDARD CONDITIONS OF APPROVAL
1. All proposed irrigation facilities shall be located outside of the ACHD right -of-way (including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way
including all easements).
2. Private Utilities including sewer or water systems are prohibited from being located within the
ACHD right-of-way.
3. In accordance with District policy, 7203.3, the applicant may be required to update any existing
non-compliant pedestrian improvements abutting the site to meet current Americans with
Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of
ADA compliance to District Development Review staff for review.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
5. A license agreement and compliance with the District’s Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
6. All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for
details.
9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable ACHD
Standards unless specifically waived herein. An engineer registered in the State of Idaho shall
prepare and certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant’s authorized representative and an authorized
representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
12. If the site plan or use should change in the future, ACHD Planning Review will review the site
plan and may require additional improvements to the transportation system at that time. Any
change in the planned use of the property which is the subject of this application, shall require the
applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time
unless a waiver/variance of the requirements or other legal relief is granted by the ACHD
Commission.
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C. Required Findings from Unified Development Code
1. PRELIMINARY PLAT :
In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the
decision-making body shall make the following findings:
a. The plat is in conformance with the Comprehensive Plan;
The Commission finds that the proposed plat is in substantial compliance with the adopted
Comprehensive Plan in regards to land use, transportation, and circulation. Please see
Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more
information .
b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
The Commission finds that public services will be provided to the subject property upon
development. (See Exhibit B of the Staff Report for more details from public service
providers.)
c. The plat is in conformance with scheduled public improvements in accord with the
City’s capital improvement program;
Because City water and sewer and any other utilities will be provided by the developer at
their own cost, the Commission finds that the subdivision will not require the expenditure of
capital improvement funds.
d. There is public financial capability of supporting services for the proposed
development;
The Commission recommends the Council rely upon comments from the public service
providers (i.e., Police, Fire, ACHD, etc.) to determine this finding. (See Exhibit B for more
detail.)
e. The development will not be detrimental to the public health, safety or general welfare;
and
The Commission is not aware of any health, safety, or environmental problems associated
with the platting of this property that should be brought to the Council’s attention. ACHD
considers road safety issues in their analysis. The Commission recommends that the Council
consider any public testimony that may be presented when determining whether or not the
proposed subdivision may cause health, safety or environmental problems of which Staff and
Commission are unaware.
f. The development preserves significant natural, scenic or historic features.
The Commission is unaware of any significant natural, scenic or historic features that
exist on this site.
2. Conditional Use Permit Findings:
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following, and may approve a conditional use
permit if they shall find evidence presented at the hearing(s) is adequate to establish:
a. That the site is large enough to accommodate the proposed use and meet all the
dimensional and development regulations in the district in which the use is located.
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The Commission finds that if the site is designed according to the conditions of approval in
Exhibit B, the site will be large enough to accommodate the proposed use and meet the
dimensional and development regulations of the C-C zoning district and self-service storage
facility specific use standards if the submitted plans are amended as recommended by staff
and the Commission.
b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and
in accord with the requirements of this Title.
The Commission finds that the proposed self-service facility in the C-C zone meets the
objectives of the Comprehensive Plan.
c. That the design, construction, operation and maintenance will be compatible with other
uses in the general neighborhood and with the existing or intended character of the
general vicinity and that such use will not adversely change the essential character of
the same area.
The Commission finds that the proposed self-service storage facility is compatible with other
uses in the general area and will not adversely change the character of the area if the applicant
complies with the site and the design modifications recommended by staff and the
Commission.
d. That the proposed use, if it complies with all conditions of the approval imposed, will
not adversely affect other property in the vicinity.
The Commission finds that the proposed development should not adversely affect other
property in the vicinity if the applicant complies with all conditions of approval listed in
Exhibit B of this staff report and constructs all improvements and operates the use in
accordance with the UDC standards.
e. That the proposed use will be served adequately by essential public facilities and
services such as highways, streets, schools, parks, police and fire protection, drainage
structures, refuse disposal, water, and sewer.
The Commission finds that sanitary sewer, domestic water and irrigation can be made
available to the subject property. Please refer to comments prepared by the Public Works
Department, Fire Department and other agencies.
f. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
Staff finds that the applicant will pay to extend the sanitary sewer and water mains into the
site. No additional capital facility costs are expected from the City. The applicant and/or
future property owners will be required to pay highway impact fees.
g. That the proposed use will not involve activities or processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
The Commission finds that the proposed development will not involve uses that will create
nuisances that would be detrimental to the general welfare of the surrounding area.
The Commission recognizes the fact that traffic and noise will increase with the approval of
this development; however, the Commission does not believe that the amount generated will
be detrimental to the general welfare of the public.
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h. That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
The Commission finds that the proposed development will not result in the destruction, loss
or damage of any natural feature(s) of major importance. The Commission recommends that
the Council reference any public testimony that may be presented to determine whether or not
the proposed development may destroy or damage a natural or scenic feature(s) of major
importance of which staff and the Commission are unaware.