PZ - Commission Recommendations to Council 1-21
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HEARING
DATE:
1/21/2020
TO: Mayor & City Council
FROM: Sonya Allen, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2019-0121
Bach Storage
LOCATION: 2480 & 2500 N. Eagle Rd.
I. PROJECT DESCRIPTION
Annexation of one (1) acre of land with a C-C zoning district; and, Conditional Use Permit for a self-
service storage facility on 1.92 acres of land in the C-C zoning district.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 1 acre (AZ); 1.92 acres (CUP)
Future Land Use Designation MU-R (Mixed Use – Regional)
Existing Land Use(s) Vacant/undeveloped land
Proposed Land Use(s) Self-service storage facility
Physical Features (waterways,
hazards, flood plain, hillside)
None
Neighborhood meeting date; # of
attendees:
8/6/2019; no attendees
History (previous approvals) AZ-08-004 (Ord. 08-1392, DA #108131099 – Regency at
River Valley)
B. Community Metrics
Description Details Page
Ada County Highway District
Staff report (yes/no) No
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
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Description Details Page
Requires ACHD Commission
Action (yes/no)
No
Idaho Transportation Department No comments received
Access (Arterial/Collectors/State
Hwy/Local)(Existing and Proposed)
Access via E. River Valley St., a commercial collector
street, via a backage road along east boundary of site
Stub Street/Interconnectivity/Cross
Access
Access via E. River Valley St, commercial collector, from
the south via a cross-access easement/backage road
Existing Road Network None
Existing Arterial Sidewalks /
Buffers
There are no existing sidewalk/pathways on this site along
N. Eagle Rd./SH-55
Proposed Road Improvements None
Fire Service See Section VIII.C
Police Service No comments received
Wastewater
Distance to Sewer Services 0-Feet
Sewer Shed Five Mile Trunk Shed
Estimated Project Sewer
ERU’s
See Application
WRRF Declining Balance 13.79
Project Consistent with WW
Master Plan/Facility Plan
Yes
Sewer Review Comments As designed, the northern building encroaches within the
existing sewer easement.
Water
Distance to Water Services 0-feet
Pressure Zone 3
Estimated Project Water
ERU’s
See Application
Water Quality Concerns None
Project Consistent with Water
Master Plan
Yes
Impacts/Concerns As designed, the northern building encroaches within the
existing sewer/water easement.
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C. Project Area Maps
III. APPLICANT INFORMATION
A. Applicant:
Bach Homes – 11650 South State St., #300, Draper, UT 84020
B. Owner:
Rami, LLC – 11650 South State St., #300, Draper, UT 84020
C. Representative:
Nick Mason, Bach Homes – 11650 South State St., #300, Draper, UT 84020
Future Land Use Map
Aerial Map
Zoning Map
Planned Development Map
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IV. NOTICING
Planning & Zoning
Posting Date
City Council
Posting Date
Newspaper notification
published 11/19/2019
Radius notification mailed to
property owners within 300 feet 11/26/2019
Public hearing notice sign posted
on site 12/6/2019
Nextdoor posting 11/26/2019
V. STAFF ANALYSIS
Comprehensive Plan Future Land Use Map Designation (https://www.meridiancity.org/compplan):
MU-R (Mixed Use – Regional) – The purpose of this designation is to provide a mix of employment,
retail and residential dwellings and public uses near major arterial intersections. The intent is to
integrate a variety of uses together, including residential, and to avoid predominantly single use
developments such as a regional retail center with only restaurants and other commercial uses.
Developments should be anchored by uses that have a regional draw with the appropriate supporting
uses.
In general, the purpose of mixed use designations is to provide for a combination of compatible land
uses within a close geographic area that allows for easily accessible services for residents and the
workers. Uses may be mixed vertically or horizontally and should have interconnected vehicular
and pedestrian networks. These areas are typically infill in nature or situated in a highly visible or
transitioning area where innovative and flexible designs are encouraged.
In reviewing development applications, the following items will be considered in all Mixed Use
areas:
• Residential densities should be a minimum of six dwellings/acre. Not Applicable (NA)
• Where feasible, higher density and/or multi-family residential development will be
encouraged, especially for projects with the potential to serve as employment destination
centers and when the project is adjacent to US 20/26, SH-55, SH-16 or SH-69. NA (a multi-
family development abuts this site to the east)
• A conceptual site plan for the entire mixed use area should be included in the application. The
entire property is shown on the proposed site plan.
• In developments where multiple commercial and/or office buildings are proposed (not
residential), the buildings should be arranged to create some form of common, usable area,
such as a plaza or green space. NA
• The site plan should depict a transitional use and/or landscaped buffering between
commercial and existing low- or medium-density residential development. The proposed plan
depicts a landscape buffer with a fence as a buffer and screening to the adjacent multi-family
development to the east.
• A mixed use project should include at least three types of land uses. Exceptions may be
granted for smaller sites on a case-by-case basis. Due to the small size of this infill site (i.e.
less than 2 acres), only a single use is proposed; however, it does contribute toward the mix
of uses already developed in this area (i.e. multi-family and commercial).
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• Community-serving facilities such as hospitals, churches, schools, parks, daycares, civic
buildings, or public safety facilities are expected in larger mixed use developments. Although
not a public use/facility, the proposed use will provide a needed service for residents in close
proximity to this site.
• Supportive and proportional public and/or quasi-public spaces and places including but not
limited to parks, plazas, outdoor gathering areas, open space, libraries, and schools are
expected; outdoor seating areas at restaurants do not count. No public and/or quasi-public
spaces or places are proposed.
• All mixed use projects should be directly accessible to neighborhoods within the section
by both vehicles and pedestrians. No connectivity (vehicular or pedestrian) is proposed to
the multi-family development to the east; Staff recommends a driveway connection with a
pedestrian walkway is provided between the properties for interconnectivity.
• Street sections consistent with the Ada County Highway District Master Street Map are
required within the Unified Development Code. NA (no public streets are proposed)
• Because of the existing small lots within Old Town, development is not subject to the Mixed
Use standards listed herein. NA
The following items will be considered in MU-R areas:
• Development should generally comply with the general guidelines for development in all
Mixed Use areas. The proposed development generally complies with the applicable mixed
use guidelines.
• Residential uses should comprise a minimum of 10% of the development area at densities
ranging from six to 40 units/acre. No residential uses are proposed on this site but do exist
directly to the east at a density of approximately 20 units per acre.
• Retail commercial uses should comprise a maximum of 50% of the development area. No
retail uses are proposed with this development but many such uses exist to the south (i.e.
Mattress Firm and The Village at Meridian).
• There is neither a minimum nor maximum imposed on non-retail commercial uses such as
office, clean industry, or entertainment uses.
The following Comprehensive Plan Policies are applicable to this development:
“Plan for a variety of commercial and retail opportunities within the Area of City Impact.”
(3.05.01J)
The proposed storage facility will contribute to the variety of uses in this area.
“Encourage infill development.” (3.04.02B)
Annexation and development of the subject infill property will provide more efficient
provision of public services.
“Develop pathways to connect Meridian with Boise, Nampa, Kuna and Eagle.” (6.01.02C)
A multi-use pathway is required within the street buffer along Eagle Rd./SH-55, which will
connect to existing segments of the pathway to the north and south of this site.
“Consider needed sidewalk, pathway, landscaping, and lighting improvements with all land-
use decisions along SH-55.” (3.03.02Q)
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A 10-foot wide multi-use pathway, pedestrian lighting and landscaping is required to be
installed within the street buffer along Eagle Rd./SH-55 with development as set forth in
UDC 11-3H-4C.
“Protect existing residential properties from incompatible land use developments on adjacent
parcels.” (3.06.01F)
Because the proposed use will almost entirely be accessed from internally within the
structure, abutting properties should experience little adverse effects from noise; therefore,
the proposed use should be compatible with existing residential uses.
“Require screening and landscape buffers on all development requests that are more intense
than adjacent residential properties.” (3.06.01G)
The site design of the proposed development with a 25-foot wide landscape buffer and closed
vision fence for screening will be compatible with the adjacent residential development to the
east.
“Minimize noise, odor, air pollution, and visual pollution in industrial and commercial
development adjacent to residential areas.” (3.06.01B)
The proposed use should result in little to no noise, odor, air or visual pollution since the
majority of the storage units will be access internally and the site is screened from view of the
public street.
“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)
Urban services are available and can be provided to this property with development.
A. Annexation & Zoning
The proposed annexation of the southern one (1) acre parcel of land with C-C zoning is consistent
with the zoning on the northern portion of the site and with the MU-R FLUM designation for this
site. The development of the subject infill property as a storage facility will contribute toward the
mix of uses already developed in this area, is in close proximity to the multi-family development
to the east and will provide a much needed service to those residents, is located along a major
arterial street close to major arterial intersections, and should be compatible with adjacent uses –
all desired elements in mixed use designated areas such as this.
The annexation area is an enclave surrounded by properties that have been previously annexed
into the City and is within the Area of City Impact Boundary (AOCI). A legal description for the
annexation area is included in Section VII.A.
The City may require a development agreement (DA) in conjunction with an annexation pursuant
to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this
application, staff recommends a DA as a provision of annexation with the provisions
included in Section VIII; additionally, Staff recommends the northern portion of the
development area currently included in the DA for the Regency at River Valley property to
the east, is no longer held to the terms of that agreement and is included in the DA
recommended for this site. The Applicant should submit a legal description for the entire
boundary of the site subject to the new DA.
B. Existing Structures/Site Improvements:
There are no existing structures or site improvements on this site; however, there is an existing
20-foot wide sewer easement and 8-inch sewer main that lies under the proposed north
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building that is required to be relocated or the design of the site reconfigured so that the
structure(s) does not encroach within the easement(s).
C. Proposed Use Analysis:
The proposed self-service storage facility will consist of approximately 600 climate-controlled
storage units (although the design/size of the units is not yet finalized so the number of units
could increase) in a 3-story 100,000 square foot (s.f.) structure and 25 traditional storage units in
two (2) separate single-story structures containing a total of 8,400 s.f. to the north and south of
the climate-controlled building.
A self-service storage facility is listed as a conditional use in the C-C zoning district per UDC
Table 11-2B-2 and is subject to the specific use standards listed in UDC 11-4-3-34, Storage
Facility, Self-Service and the standards listed in UDC 11-3A-16, Self-Service Uses (see standards
below).
D. Specific Use Standards (UDC 11-4-3):
UDC 11-4-3-34, Storage Facility, Self-Service:
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.
B. On site auctions of unclaimed items by the storage facility owners shall be allowed as a
temporary use in accord with chapter 3, article E, "Temporary Use Requirements", of this
title.
C. The distance between structures shall be a minimum of twenty five feet (25'). Complies
D. The storage facility shall be completely fenced, walled, or enclosed and screened from public
view. Where abutting a residential district or public road, chainlink shall not be allowed as
fencing material. Complies; a 6’ tall masonry screen wall is proposed to screen the facility
from public view along N. Eagle Rd./SH-55 where the drive aisles are located between
structures and a 6’ tall vinyl fence exists along the east side of this site adjacent to the
residential district.
E. If abutting a residential district, the facility hours of public operation shall be limited to
six o'clock (6:00) A.M. to eleven o'clock (11:00) P.M. The project abuts a residential
district on the east boundary of the site. The proposed hours of operation are Monday thru
Sunday 6:00 am to 11:00 pm and will be restricted to such.
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 otherwise required by this
title. Landscaping shall be provided as set forth in subsection 11-3B-9C of this title. A 10-
foot wide landscape buffer is proposed on this site; City Council approval of a modified
buffer width is needed as set forth in UDC 11-3B-9C.2. The applicant proposes the existing
15-foot wide wide buffer on the adjacent residential property to the east, resulting in a 25-
foot wide buffer between uses, to count toward the buffer requirement. Staff is amenable to
this request as it meets the intent of the requirement; however, Council approval is needed.
Additional landscaping should be added within the buffer to comply with the standards
listed in UDC 11-3B-9C, which require a mix of evergreen and deciduous trees, shrubs,
lawn or other vegetative ground cover that results in a barrier that allows trees to touch at
the time of maturity. A 6’ tall vinyl fence also exists along the east boundary of this site
which will provide added screening of the site.
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G. If the use is unattended, the standards listed in UDC 11-3A-16, "Self-Service Uses", also
apply, as follows:
Any unattended, self-service uses, including, but not limited to, laundromats, automatic teller
machines (ATMs), vehicle washing facilities, fuel sales facilities, and storage facilities, shall
comply with the following requirements. The Meridian Police Chief or designee may approve
alternative standards where it is determined that a similar or greater level of security is
provided.
A. Entrance or view of the self-service facility shall be open to the public street or to
adjoining businesses and shall have low impact security lighting. The entrance to the facility
will be open from the east side from the north/south backage road; the site is screened on the
west side adjacent to N. Eagle Rd./SH-55 as required by UDC 11-4-3-34D. Low impact
security lighting should be provided.
B. Financial transaction areas shall be oriented to and visible from an area that receives a high
volume of traffic, such as a collector or arterial street. Not applicable – financial transactions
will be handled inside the building in the office.
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. Not applicable – financial
transactions will be handled inside the building in the office.
H. The facility shall have a second means of access for emergency purposes. A cross-access
easement is depicted on the site plan across the property to the north (Great Wall) for access
via Eagle Rd./SH-55; however, that access was only approved on a temporary basis and is
required to be removed and the street buffer extended upon completion of the backage road
for access via E. River Valley Street (VAR-08-004). A viable secondary access is required
either from the north or east through the multi-family development.
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. Not
applicable – no outdoor storage is proposed.
J. The site shall not be used as a "vehicle wrecking or junk yard" as herein defined.
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. Not applicable – no storage of fuel or
hazardous material is proposed.
E. Dimensional Standards (UDC 11-2):
Development is required to comply with the dimensional standards for the C-C district listed in
UDC Table 11-2B-3.
F. Access (UDC 11-3A-3, 11-3H-4):
Access is proposed via a backage road along the east boundary of the site from E. River Valley
Street, a commercial collector street to the south; cross-access easements exist to this property
from the abutting properties to the north and south. Direct access via N. Eagle Rd./SH-55 is
prohibited per the existing Development Agreement. A secondary emergency access is required
to be provided per UDC 11-4-3-34H as discussed above.
For access via E. River Valley Street to the Great Wall property and interconnectivity
between the parcels fronting Eagle Rd./SH-55 in this area, Staff recommends a cross-access
easement is granted to the properties to the north and south for use of the backage road.
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Further, for interconnectivity between the abutting residential development to the east and
the subject property and adjacent commercial properties fronting Eagle Rd./SH-55 as
desired in mixed use designated areas, Staff recommends a vehicular and pedestrian
connection is provided at the east boundary of the site in the location where 3 parking stalls
current exist between two garage structures on the residential property. This will allow
direct access to the storage facility for adjacent residents using the facility and access to
other commercial uses, without having to go around via the collector street (i.e. River Valley
St.).
Note: The property owner to the north of the Great Wall property and the Finch Lateral at 2600
N. Eagle Rd. is working with ITD on a possible access via Eagle Rd./SH-55 and extension of the
backage road across the lateral. If the backage road is extended across the lateral, secondary
access could be provided from the north. However, because this is a mixed use designated area,
vehicular and pedestrian access should still be provided between the abutting residential
development and the subject property for ease of access between uses and interconnectivity.
G. Parking (UDC 11-3C):
Off-street parking is required in accord with the standards listed in UDC 11-3C-6B.1, which
requires parking based on the gross floor area of the office space only (1 space per 500 square
feet). The office is proposed to consist of approximately 1,200 s.f., which requires a minimum of
two (2) parking spaces; a total of five (5) spaces are proposed in excess of the minimum standard.
A minimum of one (1) bicycle parking space is required for every 25 proposed vehicle parking
spaces; based on five (5) vehicle spaces, a minimum of one (1) bicycle space is required per
the location and design standards listed in UDC 11-3C-5C.
H. Pathways (UDC 11-3A-8):
A 10-foot wide multi-use pathway within a public use easement and pedestrian lighting is
required along N. Eagle Rd./SH-55 as set forth in UDC 11-3H-4C.3; details should be
submitted with the Certificate of Zoning Compliance application that demonstrate
compliance with these standards (i.e. type of post and luminaire, spacing, light source, etc.).
There is a 7-8’ gap from the subject property’s north boundary to the existing pathway on
the property to the north (Great Wall); for continuity and safe pedestrian access, Staff
recommends the pathway constructed on this site is extended off-site to the existing
pathway with consent from the adjacent property owner.
I. Sidewalks (UDC 11-3A-17):
Sidewalks are required along all public streets as set forth in UDC 11-3A-17; detached sidewalks
are required along arterial streets (i.e. N. Eagle Rd./SH-55). The multi-use pathway required in
UDC 11-3H-4C discussed above will meet the sidewalk requirement and should be detached with
a minimum of 5 feet of landscaping on the street side of the pathway.
J. Landscaping (UDC 11-3B):
Landscaping is required to be provided on the site with development as set forth in UDC 11-3B.
A minimum 35-foot wide street buffer is required along N. Eagle Rd./SH-55, an entryway
corridor, per UDC Table 11-2B-3, measured from the ultimate curb location as anticipated by
ITD in accord with UDC 11-3B-7C.1a., and landscaped per the standards listed in UDC 11-3B-
7C. If the unimproved right-of-way along N. Eagle Rd./SH-55 is 10 feet or greater from the edge
of pavement to edge of sidewalk or property line, the developer shall maintain a 10-foot
compacted shoulder meeting the construction standards of the transportation authority and
landscape the remainder with lawn or other vegetative groundcover as set forth in UDC 11 -3B-
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7C.5; depict accordingly on the landscape plan. A license agreement will be required between the
property owner and the transportation authority for any landscaping improvements within the
right-of-way.
Perimeter landscaping is required adjacent to parking and vehicular use areas as set forth in UDC
11-3B-8C.1; the proposed landscaping complies with UDC standards. The project is exempt from
the standards for internal parking lot landscaping because the parking lot has fewer than 12
spaces, per UDC 11-3B-8C.2.
A 25-foot wide buffer to residential uses is required to be provided on this site along the east
boundary adjacent to residential uses as discussed above per UDC 11-4-3-34F (unless otherwise
modified by Council), landscaped per the standards listed in UDC 11-3B-9C. Landscape buffers
are required to facilitate pedestrian access from residential development to abutting
commercial district and vice versa per UDC 11-3B-9C.3; therefore, a pedestrian connection
should be provided between the proposed use and the multi-family development to the east
– this can be satisfied through a combined vehicular and pedestrian connection between
garages 3 and 4 depicted on the site plan, which would also satisfy the requirement for a
secondary emergency access to be provided to the site as required by UDC 11-4-3-34H
discussed above.
Landscaping is required on either side of pathways per the standards listed in UDC 11-3B-
12C; landscaping should be depicted on the landscape plan in accord with these standards
adjacent to the multi-use pathway along N. Eagle Rd./SH-55 in addition to the street buffer
landscaping.
K. Waterways (UDC 11-3A-6):
There are no waterways on this site.
L. Fencing (UDC 11-3A-6, 11-3A-7):
There is a 6-foot tall vinyl fence along the east boundary of this site; no new fencing is proposed.
M. Utilities (UDC 11-3A-21):
Connection to City water and sewer services is proposed. Street lighting is required to be installed
in accord with the City’s adopted standards, specifications and ordinances.
As designed, the northern building encroaches within the existing water and sewer easement(s)
that serves the multi-family development to the east. This easement(s) and associated water and
sewer mains should be relocated; or, the design of the site should be reconfigured so that
structures do not encroach within the easement(s).
See Section VIII-B below for Public Works comments/conditions.
N. Building Elevations (UDC 11-3A-19 | Architectural Standards Manual):
A west side conceptual building perspective was submitted with this application as shown in
Section VII.D. Building materials consist of 2 different colors EIFS with an accent color on the
cornices, glazing, and metal canopies over the windows on the single-story structures. Final
design is required to comply with the design standards in the Architectural Standards
Manual.
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VI. DECISION
A. Staff:
Staff recommends approval of the proposed annexation and zoning and conditional use permit
with the comments and conditions listed in Section VIII per the Findings in Section IX.
B. The Meridian Planning & Zoning Commission heard these items on December 19, 2019. At the
public hearing, the Commission moved to recommend approval of the subject AZ and CUP
requests to City Council.
1. Summary of Commission public hearing:
a. In favor: Nick Mason, Applicant’s Representative
b. In opposition: None
c. Commenting: None
d. Written testimony: Nick Mason, Applicant’s Representative (not in agreement with
Staff’s recommendation for a vehicular & pedestrian access between the adjacent
residential development & the subject property)
e. Staff presenting application: Bill Parsons
f. Other Staff commenting on application: None
2. Key issue(s) of public testimony:
a. None
3. Key issue(s) of discussion by Commission:
a. The provision of vehicular and pedestrian connectivity to the adjacent multi-family
residential development to the east;
b. Secondary emergency access to the site if the existing temporary access on the Great
Wall property via Eagle Rd. is removed as required;
c. Preference for the existing temporary access approved through VAR-08-004 to the Great
Wall property to remain (for better business access and for emergency access as
required for the storage facility), until such time as the backage road is extended to the
north of Great Wall since the Applicant doesn’t feel a cross-access easement/driveway
from the multi-family development to the east is feasible;
d. Encouragement to the Applicant to continue to work with the owners of the multi-family
development to the east on a cross-access easement/driveway connection between the
properties, possibly a gated access only accessible by residents to restrict cut-through
traffic.
e. Concern pertaining to the impact the proposed 3-story storage facility will have on the
resident’s views in the adjacent 4-story apartments and desire for Staff to do a very
thorough design review on the structure for architectural appeal and compatibility with
the adjacent residential development.
4. Commission change(s) to Staff recommendation:
a. The Commission offers their support to Council of the Applicant’s request for a reduced
buffer width to residential uses from 25 to 10 feet along the east boundary of the site;
b. The Commission recommends the inclusion of a requirement for strict design review of
all four sides of the proposed structures to ensure compatibility in appearance with the
adjacent apartment complex to the east (see DA provision A.1c in Section VIII);
c. The Commission recommends inclusion of a requirement for the Applicant to continue
to work with the property owners to the east on a cross-access easement/driveway for
interconnectivity between uses which would also serve as an emergency access for the
storage facility (see condition #A.2k in Section VIII).
d. The Commission recommends the existing temporary access via Eagle Rd. on the
adjacent (Great Wall) property to the north remains until such time as the backage road
is extended to the north of the Great Wall property. (Note: Because the adjacent
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property isn’t the subject of this application, this isn’t a formal recommendation the
Council should act on.)
5. Outstanding issue(s) for City Council:
a. The Applicant requests City Council’s consideration and approval of a reduced buffer
width to residential uses along the east boundary of the site from 25 to 10 feet, which
added to the existing 15-foot wide buffer on the adjacent property would total 25 feet.
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VII. EXHIBITS
A. Annexation & Zoning Legal Description and Exhibit Map
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B. Site Plan
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C. Landscape Plan
D. Building Elevation Perspective
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E. Legal Description & Exhibit Map for Property Subject to Development Agreement
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VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. Planning Division
Annexation & Zoning Comments:
1. A Development Agreement (DA) is required as a provision of annexation of this property.
Prior to approval of the annexation ordinance, a DA shall be entered into between the City of
Meridian, the property owner(s) at the time of annexation ordinance adoption, and the
developer.
Currently, a fee of $303.00 shall be paid by the Applicant to the Planning Division
prior to commencement of the DA. The DA shall be signed by the property owner
and returned to the Planning Division within six (6) months of the City Council
granting the annexation. The DA shall, at minimum, incorporate the following
provisions:
a. Development of the northern portion of the site (Parcel #S1104233970) shall
no longer be subject to the terms of the Development Agreement for the
Regency at River Valley project recorded as Instrument No. 108131099.
b. Future development of this site shall be generally consistent with the site plan,
landscape plan and conceptual building elevations included in Section VII and
the provisions contained herein.
c. Future development shall comply with the structure and site design standards
listed in UDC 11-3A-19 and the design standards listed in the Architectural
Standards Manual. Strict design review of all four sides of the proposed
structures to ensure compatibility in appearance with the adjacent apartment
complex to the east is required.
d. Direct access to the site via N. Eagle Rd./SH-55 is prohibited.
Prior to the City Council hearing, the Applicant shall submit a legal description &
exhibit map for the entire boundary of the site subject to the new DA.
Conditional Use Permit Conditions:
2. The site plan and landscape plan submitted with the Certificate of Zoning Compliance and
Design Review applications shall be revised as follows:
a. Depict a 25-foot wide buffer to residential uses along the east boundary of the site as set
forth in UDC Table 11-2B-3 and 11-4-3-34F unless such width is modified by City
Council. A reduction in the buffer width shall not affect building setbacks; all structures
shall be set back from the property line a minimum of the buffer width required (i.e. 25’).
The Applicant requests approval of reduced buffer width to 10 feet, which combined
with the existing 15-foot wide buffer on the adjacent property to the east will total 25
feet.
b. Depict additional landscaping within the buffer along the east boundary of the site
adjacent to residential uses to comply with the standards listed in UDC 11-3B-9C, which
require a mix of evergreen and deciduous trees, shrubs, lawn or other vegetative ground
cover that results in a barrier that allows trees to touch at the time of maturity.
c. Include the required vs. provided number of trees within the street buffer and along the
multi-use pathway adjacent to Eagle Rd., the width of the street buffer and the street
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frontage calculation in the calculations table on the landscape plan to demonstrate
compliance with the standards listed in UDC Table 11-2B-3,11-3B-7C and 11-3B-12C.
d. Depict a minimum 35-foot wide street buffer along N. Eagle Rd./SH-55 measured from
the ultimate curb location as anticipated by ITD in accord with UDC 11-3B-7C.1a.
e. If the unimproved right-of-way along N. Eagle Rd./SH-55 is 10 feet or greater from the
edge of pavement to edge of sidewalk or property line, the developer shall maintain a 10-
foot compacted shoulder meeting the construction standards of the transportation
authority and landscape the remainder with lawn or other vegetative groundcover as set
forth in UDC 11-3B-7C.5; depict accordingly on the plan. A license agreement will be
required between the property owner and the transportation authority for any
landscaping improvements within the right-of-way.
f. Depict landscaping on either side of pathway along N. Eagle Rd./SH-55 per the standards
listed in UDC 11-3B-12C in addition to the required street buffer landscaping.
g. Depict low impact security lighting on the plans in accord with UDC 11-3A-16A and 11-
4-3-34D.
h. Depict bicycle parking as set forth in UDC 11-3C-6G per the location and design
standards listed in UDC 11-3C-5C.
i. Depict a secondary emergency access to the site as required by UDC 11-4-3-34H. Note:
The existing temporary access via N. Eagle Rd./SH-55 on the Great Wall property to the
north does not qualify as it’s required to be removed once the backage road is
constructed.
j. There is a 7-8’ gap from the subject property’s north boundary to the existing pathway on
the property to the north (Great Wall); for continuity and safe pedestrian access, the
pathway constructed on this site shall extend off-site to the existing pathway with the
adjacent property owner’s consent.
k. Construct a vehicular and pedestrian connection to the residential development to the east
for interconnectivity. This access will satisfy the secondary emergency access
requirement noted above. Although not a requirement, the Applicant should continue to
work with the property owners to the east on a cross-access easement/driveway for
interconnectivity between uses which would also serve as an emergency access for the
storage facility, which is a requirement for the use.
3. A 10-foot wide multi-use pathway within a public use easement and pedestrian lighting is
required as set forth in UDC 11-3H-4C.3; details should be submitted with the Certificate
of Zoning Compliance application that demonstrate compliance with these standards
(i.e. type of post and luminaire, spacing, light source, etc.).
4. The subject property shall be addressed from E. River Valley Street.
5. The facility shall comply with the specific use standards listed in UDC 11-4-3-34, Storage
Facility, Self-Service, included but not limited to the following:
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1. 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.
2. On site auctions of unclaimed items by the storage facility owners shall be allowed as a
temporary use in accord with chapter 3, article E, "Temporary Use Requirements", of
this title.
3. The hours of public operation of the storage facility shall be limited to six o'clock (6:00)
A.M. to eleven o'clock (11:00) P.M. as set forth in UDC 11-4-3-34E.
6. A 10-foot wide multi-use pathway within a 14-foot wide public use easement and pedestrian
lighting is required as set forth in UDC 11-3H-4C.3; details should be submitted with the
Certificate of Zoning Compliance application that demonstrate compliance with these
standards (i.e. type of post and luminaire, spacing, light source, etc.). Landscaping is
required on either side of the pathway in accord with the standards listed in UDC 11-
3B-12C.
7. A cross-access easement shall be recorded granting access to the properties to the north
(#S1104233802), south (#R7476320020 and R7476320010) and east (#R0748300100) via the
backage road proposed along the east boundary of this site; a recorded copy of the easement
shall be submitted to the Planning Division prior to issuance of Certificate of Occupancy for
the site.
8. A 14-foot wide public pedestrian easement shall be submitted to the Planning Division for
approval by City Council and subsequent recordation for the multi-use pathway along N.
Eagle Rd./SH-55.
B. Public Works Department
Site Specific Conditions:
1. The existing water and sewer easement(s) (Inst. #111092020, recorded on 11/10/11) and
associated mains that serve the multi-family development to the east (located where the
northern structure is proposed) shall be relocated; or, the design of the site shall be
reconfigured so that the structure(s) does not encroach within the easement(s).
General Conditions:
2. 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.
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
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document. All easements must be submitted, reviewed, and approved prior to development
plan approval.
4. All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting,
crossing or laying adjacent and contiguous to the area being developed 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.
5. 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.
6. 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.
7. Street signs are to be in place, water system shall be approved and activated, and at a
minimum, a compacted gravel road base shall be in place prior to applying for building
permits.
8. All improvements related to public life, safety and health shall be completed prior to
occupancy of the structures.
9. 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.
10. 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.
11. Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
12. Developer shall coordinate mailbox locations with the Meridian Post Office.
13. All grading of the site shall be performed in conformance with MCC 11-12-3H.
14. 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.
15. 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.
16. 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.
17. 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
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Community Development Department website. Please contact Land Development Service
for more information at 887-2211.
C. Fire Department
1. Fire Flow: Commercial and office occupancies will require a fire-flow consistent with
International Fire Code Appendix B to service the proposed project. Fire hydrants shall be
placed per Appendix C.
2. Water Supply: Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department or their designee in accordance with International Fire Code Section (IFC)
508.5.4 as follows:
a. Fire hydrants shall have a Storz LDH connection in place of the 4 ½” outlet. The Storz
connection may be integrated into the hydrant or an approved adapter may be used on the
4 1/2" outlet.
b. Fire hydrants shall have the Storz outlet face the main street or parking lot drive aisle.
c. Fire hydrants shall be placed on corners when spacing permits.
d. Fire hydrants shall not have any vertical obstructions to outlets within 10’.
e. Fire hydrants shall be placed 18” above finished grade to the center of the Storz outlet.
f. Fire hydrants shall be provided to meet the requirements of the Meridian Water Dept.
Standards.
g. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3. Water Supply: There shall be a fire hydrant within 100’ of all fire department connections as
set forth in local amendment to the International Fire Code 10-4-1. Over 100 apartment units
without an approved sprinkler system or over 200 apartment units with an approved sprinkler
system will require a secondary access per International Fire Code Section D104.3. The
access roads shall be placed a distance apart equal to not less than one half of the length of
the overall diagonal dimension of the property or area to be served, measured in a straight
line as set forth in International Fire Code Appendix D104.1.
4. Roadways: Roadways shall be 26’ in width for ladder truck access.
5. Roadways: All entrances, internal roads, drive aisles, and alleys shall have a turning radius of
28’ inside and 48’ outside, per International Fire Code Section 503.2.4.
6. Roadways: Emergency response routes and fire lanes shall not be allowed to have traffic
calming devices installed without prior approval of the Fire Code Official. National Fire
Protection IFC 503.4.1.
7. Access: Operational fire hydrants, temporary or permanent street signs, and access roads with
an all-weather surface are required to be installed before combustible construction material is
brought onto the site, as set forth in International Fire Code Section (IFC) 501.4.
8. Access: Provide a Fire Department Key box entry system for the complex prior to occupancy
as set forth in International Fire Code Section 506.
9. Access: The Fire Department will require Fire Department locking Connection caps on all
FDC inlets. IFC 102.9. Caps can be ordered at www.knoxbox.com
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IX. FINDINGS
A. Annexation & Zoning
Upon recommendation from the Commission, the Council shall make a full investigation and
shall, at the public hearing, review the application. In order to grant an annexation and/or rezone,
the Council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
The Commission finds the proposed map amendment to the C-C zoning district is consistent
with the MU-R FLUM designation and the Comprehensive Plan (see Section V for more
information).
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The Commission finds the proposed map amendment complies with the regulations for the
commercial districts in that the subsequent development of the property will provide a needed
service for the community.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
The Commission finds the proposed map amendment and subsequent development should not
be significantly detrimental to the public.
4. The map amendment shall not result in an adverse impact upon the delivery of services by
any political subdivision providing public services within the City including, but not limited
to, school districts; and
The Commission finds the proposed map amendment will not adversely impact the provision
of public services within the City.
5. The annexation (as applicable) is in the best interest of City.
The Commission finds the proposed annexation with C-C zoning is in the best interest of the
City.
B. Conditional Use Permit
The Commission shall base its determination on the conditional use permit request upon the
following:
1. 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.
The Commission finds the site is large enough to accommodate the proposed use and meets
all the dimensional and development regulations of the C-C zoning district if a Council
modification is approved to the width of the buffer to residential uses as proposed.
2. That the proposed use will be harmonious with the Meridian comprehensive plan and in
accord with the requirements of this title.
The Commission finds the proposed use is harmonious with the Comprehensive Plan (see
Section V for more information).
3. 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.
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The Commission finds the operation of the proposed self-service storage facility should be
compatible with other uses in the vicinity and the intended character of the area and not
adversely affect such if the Applicant complies with the conditions of approval in Section
VIII.
4. That the proposed use, if it complies with all conditions of the approval imposed, will not
adversely affect other property in the vicinity.
If the proposed use complies with the conditions of approval in Section VIII, the Commission
finds the proposed use should not adversely affect other properties in the vicinity.
5. 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.
Because the site is within the City’s Area of City Impact boundary, the City has planned for
the provision of public services to this property; therefore, the Commission finds the
proposed use should be served adequately by essential public facilities and services.
6. 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.
The Commission finds the proposed use should not create any additional costs for public
facilities and services and will not be detrimental to the economic welfare of the community.
7. 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 the proposed use will not be detrimental to any persons or property or
affect the general welfare by any of the means listed.
8. 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. (Ord. 05-1170, 8-30-2005, eff. 9-15-
2005)
The Commission is unaware of any natural, scenic or historic features of major importance
in this area; however, finds the proposed use should not result in damage of any such
features.