Paramount Self -Storage H-2018-0033 CUPCITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND
DECISION & ORDER
f1E IDIAN
IDAHS.
In the Matter of the Request for Conditional Use Permit for a Self -Service Storage Facility in a C -G
Zoning District for Paramount Storage, Located at 1500 N. Dyver Avenue, by Brighton
Corporation.
Case No(s). H-2018-0033
For the Planning & Zoning Commission Hearing Date of: May 17, 2018 (Findings on June 6, 2018)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of May 17, 2018, incorporated by
reference)
2. Process Facts (see attached Staff Report for the hearing date of May 17, 2018, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of May 17, 2018,
incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of May 17, 2018, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503).
2. The Meridian Planning & Zoning Commission takes judicial notice of its Unified Development
Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of
Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan
of the City of Meridian, which was adopted April 19, 2011, Resolution No. 11-784 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this decision, which shall be
signed by the Chairman of the Commission and City Clerk and then a copy served by the Clerk
upon the applicant, the Planning Department, the Public Works Department and any affected
party requesting notice.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2018-0033
Page 1
7. That this approval is subject to the conditions of approval in the attached staff report for the
hearing date of May 17, 2018, incorporated by reference. The conditions are concluded to be
reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the Planning & Zoning Commission's authority as provided in Meridian City Code § 11-
5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
1. The applicant's request for conditional use permit is hereby approved in accord with the
conditions of approval in the staff report for the hearing date of May 17, 2018, attached as
Exhibit A.
D. Notice of Applicable Time Limits
Notice of Two (2) Year Conditional Use Permit Duration
Please take notice that the conditional use permit, when granted, shall be valid for a maximum
period of two (2) years unless otherwise approved by the City in accord with UDC 11-513-6F.1.
During this time, the applicant shall commence the use as permitted in accord with the
conditions of approval, satisfy the requirements set forth in the conditions of approval, and
acquire building permits and commence construction of permanent footings or structures on or
in the ground. For conditional use permits that also require platting, the final plat must be
signed by the City Engineer within this two (2) year period in accord with UDC 11 -5B -6F.2.
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-513-6.17.1, the Director may authorize a single extension of the time to commence the
use not to exceed one (1) two (2) year period. Additional time extensions up to two (2) years as
determined and approved by the Commission may be granted. With all extensions, the Director
or Commission may require the conditional use comply with the current provisions of Meridian
City Code Title 11.
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a conditional
use permit entitles the Owner to request a regulatory taking analysis. Such request must be in
writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the
final decision concerning the matter at issue. A request for a regulatory takings analysis will
toll the time period within which a Petition for Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of Meridian.
When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person
who has an interest in real property which may be adversely affected by the final action of the
governing board may within twenty-eight (28) days after the date of this decision and order
seek a judicial review as provided by Chapter 52, Title 67, Idaho Code.
F. Attached: Staff report for the hearing date of May 17, 2018
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2018-0033
Page 2
By action of the Planning & Zoning Commission at its regular meeting held on the p� day of
\ Aj"�, ,2018.
COMMISSIONER RHONDA MCCARVEL, CHAIRMAN
COMMISSIONER RYAN FITZGERALD, VICE CHAIRMAN
COMMISSIONER STEVEN YEARSLEY
COMMISSIONER LISA HOLLAND
COMMISSIONER GREGORY WILSON
COMMISSIONER WILLIAM CASSINELLI
COMMISSIONER JESSICA PERRAULT
Steveh Yearsley, Chairman
VOTED N 7 e
VOTED
VOTED
VOTED
VOTED _ '
VOTED
VOTED
Attest: �Q
City �f
( IOAM L
J47 calpS' c, ciee4-
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Copy served upon the Applicant, the Planning and Development Sery cT� aEP of the Community
Development Department, the Public Works Department and the City Attorney.
I`Q
By: �/)'j
Dated:
Ci Clerk's Office
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2018-0033
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Page 3
Exhibit A
Paramount Self -Storage – CUP (H-2018-0033) PAGE 1
STAFF REPORT
HEARING DATE: May 17, 2018
TO: Planning and Zoning Commission
FROM: Josh Beach, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Paramount Self-Storage –CUP (H-2018-0033)
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Brighton Corporation, has submitted an application for a conditional use permit for a
self-service storage facility on 3.56 acres of land in the C-G zoning district.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed CUP application based on the Findings of Fact and
Conclusions of Law in Exhibit C of this report.
The Meridian Planning and Zoning Commission heard this item on May 17, 2018. At the
public hearing on May 17th, the Commission moved to approve the subject CUP request.
a. Summary of Commission Public Hearing:
i. In favor: Mike Wardle
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: None
v. Staff presenting application: Bill Parsons
vi. Other staff commenting on application: None
b. Key Issues of Discussion by Commission:
i. Whether or not the entry gate will be a solid material.
c. Key Commission Changes to Staff Recommendation:
i. That the design elements match up to what was presented to in the staff report.
ii. The emergency gate access shall be constructed with solid material, but the main gate
shall be allowed to be a non sight obscuring material.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval of File
Number H-2018-0033, as presented in the staff report for the hearing date of May 17, 2018, 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-2018-0033, as presented during the hearing on May 15, 2018, for the following reasons:
(You should state specific reasons for denial.)
Meridian City Council Meeting Agenda June 21, 2018 – Page 4 of 195
Exhibit A
Paramount Self -Storage – CUP (H-2018-0033) PAGE 2
Continuance
I move to continue File Number H-2018-0033 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 5100 N. Dyver Avenue on the north side of E. Archerfield Street, west side
of N. Meridian Road, in the SE ¼ of Section 25, Township 4 North, Range 1 West.
B. Applicant/Owner:
Brighton Corporation
12601 W. Explorer #200
Boise, ID 8371
D. Representative:
Mike Wardle, Brighton Corporation
12601 W. Explorer #200
Boise, ID 8371
E. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject application is for a conditional use permit. A public hearing is required before the
Planning and Zoning Commission and City Council, consistent with Meridian City Code Title 11,
Chapter 5.
B. Newspaper notifications published on: April 13, 2018
C. Radius notices mailed to properties within 300 feet on: April 6, 2018
D. Applicant posted notice on site(s) on: April 24, 2018
VI. LAND USE
A. Existing Land Use(s): The site consists of a six undeveloped vacant commercial lots, zoned C-G.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
North: Single family homes in the Paramount Subdivision, zoned R-4
West: Paramount Square Apartments, zoned R-40
South: Undeveloped commercial land, zoned C-G
East: N. Meridian Road and Single-family residential properties in the Ventana Subdivision,
zoned R-8 and Heritage Middle School, zoned R-4
C. History of Previous Actions:
• The subject property was annexed into the City in 2003 as part of the larger Paramount
Subdivision (AZ-03-006) (Instrument No. 103137116).
• The subject property was rezone (RZ-15-001), granted a preliminary plat (PP-15-002), and
granted a Conditional Use Permit (CUP-15-002) in 2015.
D. Utilities:
Meridian City Council Meeting Agenda June 21, 2018 – Page 5 of 195
Exhibit A
Paramount Self -Storage – CUP (H-2018-0033) PAGE 3
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 are no irrigation facilities that will impact this development.
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” and “High-Density Residential” on the
Comprehensive Plan Future Land Use Map. Per the Comprehensive Plan, 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.
Additionally, per the Comprehensive Plan, “High Density Residential” properties are to allow for the
development of multi-family homes in areas where urban services are provided.
Though the majority of the property is designated as “High Density Residential”, the applicant’s
narrative argues that rather than expanding multi-family onto the site, that self-storage is an
appropriate commercial alternative and will serve the needs of the surrounding area.
The Comprehensive Plan is a guiding document however; the zoning ordinance controls the type of
uses that can develop on the property. Further, the recorded development agreement for the property
did not contemplate this use developing on the property. The applicant has submitted a development
agreement modification to allow the proposed use. City Council will be taking action on the
application at their May 15, 2018 meeting.
The applicant is proposing to develop the site with a self-service storage facility consisting of
approximately 63,825 square feet.
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).
Meridian City Council Meeting Agenda June 21, 2018 – Page 6 of 195
Exhibit A
Paramount Self -Storage – CUP (H-2018-0033) PAGE 4
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 eleven (11) storage buildings, including an attached office. The primary
building materials proposed for these structures are stucco, stone wainscot, corrugated metal
with metal roofing. 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
that with the exception of the corrugated metal wall panels and the gate materials (that don’t
meet UDC requirements, that the overall design complements the surrounding buildings. 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 is being proposed from N. Dyver Avenue and an emergency access is shown out
to W, Archerfield Drive. 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 N. Meridian Road, N. Dyver Avenue, W. Archerfield Street and W.
Ensenada Drive. The UDC requires a minimum 25-foot landscape buffer adjacent to N.
Meridian Road (an Arterial road), a 20-foot landscape buffer along W. Ensenada (a
Collector road) and a 10-foot landscape buffers along W. Archerfield and N. Dyver Avenue
(considered local streets) in accord with UDC 11-3B-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)
The plans as submitted do not comply with the buffer width requirement and need to be
revised in order to meet the requirements of the UDC. With CZC submittal, the applicant
shall provide the required width of the landscape buffers as required by UDC 11-2A-8.
• Ensure development provides safe routes and access to schools, parks and other community
gathering places (3.07.02N).
Five-foot wide detached sidewalks currently exist along all four sides of the development in
accord with UDC 11-3A-17.
For the above reasons, staff believes the proposed development is consistent with the Comprehensive
Plan.
Meridian City Council Meeting Agenda June 21, 2018 – Page 7 of 195
Exhibit A
Paramount Self -Storage – CUP (H-2018-0033) PAGE 5
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-G zoning district. The proposed self-service
storage facility requires conditional use permit (CUP) approval in the C-G 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-G 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. Width of street buffer(s): 25 feet along Meridian Road, 20 feet along W. Ensenada Drive and
10 feet along W. Archerfield and N. Dyver Avenue.
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:
CONDITIONAL USE PERMIT (CUP): A conditional use permit is requested consisting of 11
storage buildings which make up approximately 63,825 square feet of storage space.
Access: Access to this development is proposed from N. Dyver Avenue, with emergency access
being proposed from W. Archerfield Street.
Landscaping: A 25-foot wide street buffer is required to be provided along N. Meridian Road
(arterial), a 20-foot wide street buffer is required to be provided along W. Ensenada Drive
(collector) and a 10-foot wide landscape buffer (local) is required along W. Archerfield Street and
W. Ensenada Drive, as set forth in UDC Table 11-2B-3. 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 number of trees
along N. Dyver Avenue, which requires 17 trees based off of a frontage length of approximately
576 feet, and the frontage of W. Archerfield Street, which requires 8 trees based on a frontage
length of approximately 270 feet. Per UDC 11-3B-7, one tree is required for every 35 feet of
frontage. The applicant shall submit a revised landscape plan with the certificate of zoning
compliance that shows compliance with UDC 11-3B-7.
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.
Meridian City Council Meeting Agenda June 21, 2018 – Page 8 of 195
Exhibit A
Paramount Self -Storage – CUP (H-2018-0033) PAGE 6
Sidewalks: Sidewalks are required to be provided with development in accord with the standards
listed in UDC 11-3A-17. 5-foot wide attached sidewalks exist along all four frontages of the site.
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.
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’). All of the
proposed storage buildings must meet or exceed the 25-foot distance requirement. The
drive aisles appear to comply with this requirement. There are, however, several areas
within the proposed storage facility where the required 25 foot between buildings is not
being met. 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, the main and
emergency access gates appear to be constructed with wrought iron and will not be a
solid material. The gates 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.
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 facility does not abut a residential use, therefore this standard does not apply.
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 N. Dyver Avenue. On the submitted plans, the secondary
access is provided in the southeast corner of the site out to Archerfield Street in accord
with UDC standards.
Meridian City Council Meeting Agenda June 21, 2018 – Page 9 of 195
Exhibit A
Paramount Self -Storage – CUP (H-2018-0033) PAGE 7
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.
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 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.2) submitted with this application. The
following items should to be revised on the site plan submitted with the Certificate of Zoning
Compliance application:
• Per UDC 11-4-3-34, the distance between structures shall be a minimum of 25 feet.
Landscaping: Staff has reviewed the landscape plan (Exhibit A.3) submitted with this
application. Staff recommends the following items be revised on the landscape plan
submitted with the Certificate of Zoning Compliance application:
• Except for the relocation of tree along Meridian Road and the addition of trees along Dyver
and Archerfield, all other existing landscaping shall be protected during construction.
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 (800 s.f.), two (2) parking stalls are required; five (5) 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 shows 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.4)
that demonstrate how the site will be viewed from the public streets. The primary building
materials are stucco, stone wainscot and corrugated metal. The proposed elevations appear to
meet the requirements of the Architectural Standards Manual, but will be reviewed further with
the Certificate of Zoning Compliance and Administrative Design Review application in order to
ensure compliance.
Meridian City Council Meeting Agenda June 21, 2018 – Page 10 of 195
Exhibit A
Paramount Self -Storage – CUP (H-2018-0033) PAGE 8
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. Site Plan (dated: March 14, 2018)
3. Landscape Plan (dated: February 8, 2018)
4. Proposed Elevations (dated: January 25, 2018)
B. Agency Comments/Conditions of Approval
C. Required Findings from Unified Development Code
Meridian City Council Meeting Agenda June 21, 2018 – Page 11 of 195
Exhibit A
Paramount Self -Storage – CUP (H-2018-0033) PAGE 9
Exhibit A.1: Vicinity/Zoning Map
Meridian City Council Meeting Agenda June 21, 2018 – Page 12 of 195
Exhibit A
Paramount Self -Storage – CUP (H-2018-0033) PAGE 10
Exhibit A.2: Site Plan (dated: March 14, 2018)
Meridian City Council Meeting Agenda June 21, 2018 – Page 13 of 195
Exhibit A
Paramount Self -Storage – CUP (H-2018-0033) PAGE 11
Exhibit A.3: Landscape Plan (dated: February 8, 2018)
Meridian City Council Meeting Agenda June 21, 2018 – Page 14 of 195
Exhibit A
Paramount Self -Storage – CUP (H-2018-0033) PAGE 12
Exhibit A.4: Proposed Elevations (dated: January 25, 2018)
Meridian City Council Meeting Agenda June 21, 2018 – Page 15 of 195
Exhibit A
Paramount Self -Storage – CUP (H-2018-0033) PAGE 13
Meridian City Council Meeting Agenda June 21, 2018 – Page 16 of 195
Exhibit A
Paramount Self -Storage – CUP (H-2018-0033) PAGE 14
Meridian City Council Meeting Agenda June 21, 2018 – Page 17 of 195
Exhibit A
Paramount Self -Storage – CUP (H-2018-0033) PAGE 15
Meridian City Council Meeting Agenda June 21, 2018 – Page 18 of 195
Exhibit A
Paramount Self -Storage – CUP (H-2018-0033) PAGE 16
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 site plan, landscape plan and
architectural elevations 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 site plan included in Exhibit A.2, dated March 14, 2018, shall be revised as follows:
a. The site plan submitted with the CZC application must include 25-feet of separation between
all structures per the specific use standards.
b. That the design elements match up to what was presented to in the staff report.
c. The emergency gate access shall be constructed with solid material, but the main gate
shall be allowed to be a non-sight obscuring material.
1.1.3 The landscape plan included in Exhibit A.3, dated February 8, 2018, shall be revised as follows:
• Construct a 25-foot wide landscape buffer adjacent to N. Meridian Road in accord with UDC
11-3B-7C.
• Construct a 10-foot wide landscape buffer adjacent to W. Acherfield Street and N. Dyver
Avenue in accord with UDC 11-3B-7C and UDC 11-2B-3.
• Construct a 20-foot wide landscape buffer adjacent to E. Ensenada Drive in accord with UDC
11-3B-7C and UDC 11-2B-3.
• Parking lot landscaping is required to be provided in accord with the standards listed in UDC
11-3B-8C.
• Landscaping within the street buffers shall be provided in accord with the standards listed in
UDC 11-3B-7C.
• The landscape buffer along N. Dyver Avenue, requires 17 trees, and the landscape buffer
along W. Archerfield Street, requires 8 trees. The applicant shall submit a revised landscape
plan with the certificate of zoning compliance showing the required revisions in compliance
with UDC 11-3B-7.
1.1.4 The elevations included in Exhibit A.4, dated January 25, 2018, shall comply comply with the
design standards set forth in UDC 11-3A-19 and the Architectural Standards Manual.
1.1.5 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.
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the C-G zoning district listed in UDC
Chapter 2 District regulations.
1.2.2 Install lighting consistent with the provisions as set forth in UDC 11-3A-11.
1.2.3 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.
1.2.4 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
Meridian City Council Meeting Agenda June 21, 2018 – Page 19 of 195
Exhibit A
Paramount Self -Storage – CUP (H-2018-0033) PAGE 17
1.2.5 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J.
1.2.6 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.
1.2.7 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-
7C (streets).
1.2.8 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-
11C.
1.2.9 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.
1.2.10 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.
1.2.11 Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A-12.
1.2.12 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.
1.2.13 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
1.2.14 Low pressure sodium lighting shall be prohibited as an exterior lighting source on the site.
1.2.15 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.
1.2.16 100 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.
Meridian City Council Meeting Agenda June 21, 2018 – Page 20 of 195
Exhibit A
Paramount Self -Storage – CUP (H-2018-0033) PAGE 18
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 applicant shall pay any applicable impact fees prior to the issuance of a building permit.
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 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=2722.1.2
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.
Meridian City Council Meeting Agenda June 21, 2018 – Page 21 of 195
Exhibit A
Paramount Self -Storage – CUP (H-2018-0033) PAGE 19
2.2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC
11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any
other applicable law or regulation.
2.2.7 Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
2.2.8 Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
2.2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated,
and a compacted roadway surface shall be in place, prior to applying for building permits.
2.2.10 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
2.2.11 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.2.12 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.2.13 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.2.14 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.2.15 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.2.16 The 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 are at least 1-foot above.
2.2.17 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACHD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
2.2.18 At the completion of the project, the applicant shall be responsible to submit record drawings per
the City of Meridian AutoCAD standards. These record drawings must be received and approved
prior to the issuance of a certification of occupancy for any structures within the project.
2.2.19 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.
2.2.20 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
Meridian City Council Meeting Agenda June 21, 2018 – Page 22 of 195
Exhibit A
Paramount Self -Storage – CUP (H-2018-0033) PAGE 20
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
The Ada County Highway District has reviewed the submitted application and has determined that
the applicant will be required to apply for a driveway approach prior to pulling a permit for
Meridian City Council Meeting Agenda June 21, 2018 – Page 23 of 195
Exhibit A
Paramount Self -Storage – CUP (H-2018-0033) PAGE 21
C. Required Findings from Unified Development Code
1. 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.
Staff 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-G zoning district and self-service storage facility specific
use standards if the submitted plans are amended as recommended by staff.
b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and
in accord with the requirements of this Title.
Staff finds that the proposed self-service facility in the C-G 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.
Staff 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.
d. That the proposed use, if it complies with all conditions of the approval imposed, will
not adversely affect other property in the vicinity.
Staff 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.
Staff 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.
Meridian City Council Meeting Agenda June 21, 2018 – Page 24 of 195
Exhibit A
Paramount Self -Storage – CUP (H-2018-0033) PAGE 21
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.
Staff 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.
Staff recognizes the fact that traffic and noise will increase with the approval of this
development; however, Staff does not believe that the amount generated will be detrimental
to the general welfare of the public.
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.
Staff finds that the proposed development will not result in the destruction, loss or damage of
any natural feature(s) of major importance. Staff recommends that the Commission and
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 is unaware.
Meridian City Council Meeting Agenda June 21, 2018 – Page 25 of 195