PZ - Staff Report 7-9
Page 1
HEARING
DATE:
7/9/2020
TO: Planning & Zoning Commission
FROM: Alan Tiefenbach, Associate Planner
208-489-0573
SUBJECT: H-2020-0051
Ustick Marketplace Storage Phase II
LOCATION: 3535 N. Records Avenue
I. PROJECT DESCRIPTION
The Applicant has submitted applications for a conditional use permit and administrative
design review for a self-service storage facility on 1 acre of land in the C-G zoning district.
This is the second phase of an existing facility to add 116 additional storage units.
Note: The administrative design review application is reviewed and approved by the
Director; Commission action is not required. Analysis of the building design is provided
below in section V.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 1.11 acres
Future Land Use Designation Mixed Use Regional
Existing Land Use(s) Commercial
Proposed Land Use(s) Commercial
Lots (# and type; bldg./common) One (1) building lot
Neighborhood meeting date; # of
attendees:
April 6, 2020
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
Page 2
Description Details Page
History (previous approvals) A-2019-0287 (PBA), A-2018-0156 (CZC), DA #104107404
and #107126901
B. Community Metrics
Description Details Page
Ada County Highway District Only standard comments.
• Staff report (yes/no) No
• Requires ACHD Commission
Action (yes/no)
No
Access (Arterial/Collectors/State
Hwy/Local)(Existing and Proposed)
Property has existing access from two Collectors - W.
Baldcypress Way and N. Records Ave.
Existing Road Network Yes
Fire Service See comments section
Wastewater
• Distance to Sewer Services N/A
• Sewer Shed Five Mile Trunkshed
• Estimated Project Sewer
ERU’s
See application
• WRRF Declining Balance 13.95
• Project Consistent with WW
Master Plan/Facility Plan
Yes
• Comments Flow has been committed. No proposed changes to public sewer
infrastructure within record. Any changes or modifications to the public
sewer infrastructure must be reviewed and approved by Public Works.
Water
• Distance to Water Services 0
• Pressure Zone 3
• Estimated Project Water
ERU’s
See application
• Water Quality No concerns
• Project Consistent with Water
Master Plan
Yes
• Impacts/Concerns There were no utilities shown on the submitted site plan. The City only
referenced the CAD file submitted for the proposed water infrastructure
review.
Reduce the size of the proposed water main throughout this development
to 8".
End the proposed water main with a temporary blowoff to facility future
extension to the west.
Page 3
C. Project Area Maps
Future Land Use Map Aerial Map
Zoning Map Planned Development Map
III. APPLICANT INFORMATION
A. Applicant:
Sun Mountain Investments LLC – 2371 Eastdale Dr. Boise, ID 83712
B. Owner:
Sun Mountain Investments LLC – 2371 Eastdale Dr. Boise, ID 83712
Page 4
C. Representative:
Rick Stewart, Babcock Design – 800 W. Main Street, Ste 940, Boise, ID 83702
IV. NOTICING
Planning & Zoning
Posting Date
City Council
Posting Date
Newspaper Notification 6/19/2020
Radius notification mailed to
properties within 300 feet 6/16/2020
Site Posting Date 6/25/2020
NextDoor posting 6/16/2020
V. STAFF ANALYSIS
A. Future Land Use Map Designation (https://www.meridiancity.org/compplan)
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.
The subject site is already annexed, zoned (C-G), and presently contains 341 storage
units. The development agreement supports a broad range of commercial uses by right,
as well as residential uses by conditional use. This proposal will be a second phase for
an additional 116 units.
B. Comprehensive Plan Policies (https://www.meridiancity.org/compplan):
Goals, Objectives, & Action Items: Staff finds the following Comprehensive Plan
policies to be applicable to this application and apply to the proposed use of this property
(staff analysis in italics):
• Preserve private property rights and values by enforcing regulations that will
prevent and mitigate against incompatible and detrimental neighboring uses.
(3.05.01C)
The conditional use is a process to ensure any impacts associated with a
particular use are mitigated.
• Require appropriate building design, and landscaping elements to buffer, screen,
beautify, and integrate commercial, multifamily, and parking lots into existing
neighborhoods. (5.01.02D)
Page 5
Building design and landscaping is being reviewed as part of the Certificate of
Zoning Compliance (CZC) being processed concurrently with this proposal. As
long as the landscaping is enhanced as mentioned below, the design and
landscaping will be appropriate to buffer, screen and integrate the development
into the neighborhood.
• Support beautiful and high quality development that reinforces neighborhood
character and sustainability. (5.01.02)
The proposed expansion would allow 116 new units in 3 buildings. The subject
property is within a large area zoned C-G and is bordered by existing residential
to the north and east. Phase One consisted of 341 units in 10 buildings. The
applicant completed the first phase design through a Certificate of Zoning
Compliance (CZC). This resulted in a self-storage facility with quality
architecture and dense landscaping which respects the adjacent residential. This
phase (Phase Two) proposes similar architecture to the first phase, but
significantly less landscape density along W. Baldcypress St. As long as the
Applicant increases the density of landscaping in this area as discussed in the
landscaping section below (and added as a condition of approval) staff believes
this proposal would result in appropriate building design, high quality
development and mitigate against detrimental neighboring uses.
C. Existing Structures/Site Improvements:
A Certificate of Zoning Compliance (CZC) was approved in January of 2019 for the first
phase of a self-storage facility. This consisted of 341 storage units in 10 buildings and
52,000 total square feet of gross floor area. This proposal would add an additional 116
units in four buildings and 24,126 additional square feet adjacent and to the west of the
existing facility.
D. Proposed Use Analysis:
The subject property is within the General Retail and Service Commercial District (C-G).
This zone district is intended to be the largest scale and broadest mix of retail, office,
service, and light industrial uses. A “Storage Facility, Self Service” is a conditional use in
the C-G zoning district, as shown in UDC Table 11-2B-2. It is subject to specific use
standards per UDC 11-4-3-34.
E. Specific Use Standards (UDC 11-4-3):
A “Storage Facility, Self Service” is subject to specific use standards as outlined in UDC
11-4-3-34. These standards include not being used for residences, structures being at least
25’ apart, the facility being required to be screened from view, a secondary access
required, and no outdoor storage of materials. The proposed development meets these
requirements.
F. Dimensional Standards (UDC 11-2):
The existing and proposed commercial structures meet all dimensional standards.
Page 6
G. Access (UDC 11-3A-3, 11-3H-4):
Access will be provided from W. Baldcypress St. to the north and N. Records Ave. to the
east. These accesses are existing and serve the Phase One self-storage that is already
constructed. Self-storage is a low traffic generating use and therefore staff anticipates
negligible traffic impacts from this development. ACHD has not offered any site specific
comments.
H. Parking (UDC 11-3C):
Per UDC 11-3C-6B.1, parking is based on gross floor area of office space for self-service
storage facilities. A 555 square foot office was constructed with the first phase, which
required 2 parking stalls whereas 3 were provided. 2 bicycle spaces were also provided.
This phase does not propose any additional office space, therefore the existing parking is
adequate. As is required by UDC 11-3C-5, all internal 2-way drive aisles are at least 25’
in width.
I. Sidewalks (UDC 11-3A-17)
Sidewalks were constructed with the subdivision. This included a 5’ detached sidewalk
along the N. Records Ave. frontage and a 5’ attached sidewalk along the W. Baldcypress
St. frontage.
J. Parkways
No parkways are proposed with this expansion.
K. Landscaping (UDC 11-3B):
UDC 11-2B-3 requires landscape buffers of a minimum width of 20’ along Collector
Streets. Twelve-foot wide landscape buffers were installed with the first phase of the
development along the property frontages on W. Baldcypress St. and N. Records Ave.
(both Collector Streets). The buffers were reduced from 20’ to 12’ wide because the
approved plat for this property only required a 10-foot wide landscape buffer, which pre-
dates the current UDC requirement.
The landscape buffer along N. Records Ave contains dense landscaping of trees and
shrubs that very effectively screens the exterior walls of the development. However, the
existing buffer along W. Baldcypress St. (north) contains only trees and the existing
ground cover. According to the submitted conceptual landscape plan, no additional
landscaping is proposed in this area.
One required finding of a conditional use is that the “design 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.” There is an additional finding that “the proposed use, if it complies with
all conditions of the approval imposed, will not adversely affect other property in the
vicinity.”
The proposed development is in a visible location directly across the street from existing
residential on two sides. To ensure the project is compatible with these residential uses
Page 7
and the existing character of the neighborhood, staff recommends the buffer along W.
Baldcypress St. be increased to the density and quality of the N. Records Ave. buffer. This
will be addressed at time of Certificate of Zoning Compliance.
L. Fencing (UDC 11-3A-6, 11-3A-7):
The majority of the “fencing” in the existing self-storage facility is the backs of the self-
storage buildings. There is some existing 8’ high metal fencing filling gaps where
buildings do not exist. Phase Two will incorporate several small sections of the same
style fencing at the western portion of the site; otherwise comparable buildings and
architecture will serve as the barrier.
M. Utilities
All utilities for the proposed development are already in place. As this phase is only for
116 more storage units, no additional services are needed.
N. Building Elevations
A design review (DES) application was submitted concurrently with this proposal
(administrative processes).The existing buildings are 12-14 feet in height (the entrance
“cupolas at the office are 25’ in height). Materials consist of a combination of corrugated
metal, hardie board, metal panels and stone as a column base and accent material. The
roof consists of standing seam metal. The building elevations as proposed consists of the
same architecture and materials.
Some of the architecture may not comply with all the requirements of the Architectural
Standards Manual (ASM). For example, the elevations show rooflines greater than 50’ in
length that do not incorporate roofline and parapet variations. As another example, the
use of metal as a primary field material is not allowed by the ASM. However, the existing
facility is high quality and a significant amount of landscape screening occurs along N.
Records Ave. As long as the northern landscape buffer is increased as recommended,
staff will support the above-mentioned design the design as proposed. With the CZC
application, the applicant should submit and obtain approval of a design standards
exception as outlined in the ASM.
Page 8
VI. DECISION
A. Staff:
Staff recommends approval of the proposed conditional use permit with the conditions in
Section VIII per the Findings in Section IX.
Page 9
VII. EXHIBITS
A. Pictures of Existing Facility
View from N. Records looking west N. Records Ave landscape buffer
View of Phase Two lot from W. Baldcypress looking south. Existing W. Baldcypress buffer.
Page 10
B. Proposed Site Plan (date: 4/22/2022)
Page 11
C. Proposed Landscape Plan (dated: 4/22/2020)
Page 12
D. Building Elevations (date: 4/22/2020)
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. Planning
1. Future development of this site shall comply with the provisions of Development
Agreements 104107404 and 107126901 as well as A-2018-0156 (CZC),associated with
AZ-04-009 (Market Square) and the conditions contained herein.
2. The Developer/Owner shall comply with the specific use standards listed in UDC 11-4-3-
34, Self-Service Storage Facility. The application submitted with the Certificate of
Zoning Compliance application shall demonstrate compliance with these standards.
3. The site/landscape plan submitted with the Certificate of Zoning Compliance application
shall be revised as follows:
a. The landscape buffer along W. Baldcypress Way shall be revised to reflect a density
and materials of trees, shrubs and groundcover consistent with the existing landscape
buffer along N. Records Avenue as is approved for CZC A-2018-0156.
4. A Certificate of Zoning Compliance application is required to be submitted to the
Planning Division and approved prior to submittal of building permit applications. The
Page 13
applicant will either meet all architectural requirements of the Architectural Standards
Manual (ASM) or apply for a design exception as part of the CZC submittal. Staff will
support design exceptions for the architecture as proposed with this CUP so long as
conditions regarding the W. Baldcypress St. landscape buffer are satisfied.
5. The Applicant shall have a maximum of two (2) years to commence the use as permitted
in accord with the conditions of approval listed above. If the use has not begun within
two (2) years of approval, a new conditional use permit must be obtained prior to
operation or a time extension must be requested in accord with UDC 11-5B-6F.
B. Public Works
Site Specific Conditions:
1. Reduce the size of the proposed water main throughout this development to 8".
2. End the proposed water main with a temporary blowoff to facility future extension to
the west.
General Conditions:
1. The applicant shall install mains to and through this development; applicant shall
coordinate main size and routing with the Public Works Department, and execute
standard forms of easements for any mains that are required to provide service.
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. Water service to this site is available via extension of existing mains adjacent to the
development. The applicant shall be responsible to install water mains to and through
this development, coordinate main size and routing with Public Works.
3. All improvements related to public life, safety and health shall be completed prior to
occupancy of the structures.
4. Upon installation of the landscaping and prior to inspection by Planning Department
staff, the applicant shall provide a written certificate of completion as set forth in UDC
11-3B-14A.
5. 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, and water
infrastructure for a duration of two years. This surety amount will be verified by a line
item final cost invoicing provided by the owner to the City. The surety can be posted
in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file
an application for surety, which can be found on the Community Development
Department website. Please contact Land Development Service for more information
at 887-2211.
6. 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.
Page 14
7. 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.
8. Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
9. Developer shall coordinate mailbox locations with the Meridian Post Office.
10. All grading of the site shall be performed in conformance with MCC 11-1-4B.
11. 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.
12. 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.
13. 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.
14. 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
be dedicated via using the City of Meridian’s standard forms. 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.
15. Applicant shall be responsible for application and compliance with and NPDES
permitting that may be required by the Environmental Protection Agency.
16. 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 Water
Department at (208)888-5242 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.
17. Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9 4 8. Contact the Central District Health Department for
abandonment procedures and inspections.
18. The City of Meridian requires that pressurized irrigation systems be supplied by a year-
round source of water (MCC 9-1-28.C.1). 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
Page 15
available, a single-point connection to the culinary water system shall be required. If a
single-point connection is utilized, the developer will be responsible for the payment
of assessments for the common areas prior to development plan approval.
19. 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 addressed 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.
C. Ada County Highway District (ACHD)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=190497&dbid=0&repo=Me
ridianCity
D. Meridian Fire Department (MFD)
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: Where a portion of the facility or building hereafter constructed or
moved into or within the jurisdiction is more than 400 feet (122 m) from a hydrant on
a fire apparatus access road, as measured by an approved route around the exterior of
the facility or building, on-site fire hydrants and mains shall be provided where
required by the code official as set forth in International Fire Code Section 507.5.1.
For buildings equipped throughout with an approved automatic sprinkler system
installed in accordance with Section 903.3.1.1 or 903.3.1.2 the distance requirement
shall be 600 feet (183).
Page 16
a. For Group R-3 and Group U occupancies, the distance requirement shall be
600 feet (183 m).
b. For buildings equipped throughout with an approved automatic sprinkler
system installed in accordance with Section 903.3.1.1 or 903.3.1.2, the
distance requirement shall be 600 feet (183 m).
c. Roadways: In accordance with International Fire Code Section 503.2.5 and
Appendix D, any roadway greater than 150 feet in length that is not provided
with an outlet shall be required to have an approved turn around. Phasing of
the project may require a temporary approved turn around on streets greater
than 150' in length with no outlet. Cul-D-Sacs shall be 96’ in diameter
minimum and shall be signed “No Parking Fire Lane” per International Fire
Code Sections 503.3 & D103.6.
d. 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.
e. 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. f. 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.
IX. FINDINGS
A. 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 site meets all the dimensional and development regulations in the C-G zoning
district. There are already 341 storage units in 10 buildings and this proposal would add
an additional 116 units. Staff finds the site is large enough to accommodate the proposed
use.
2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in
accord with the requirements of this title.
Staff finds the proposed self-storage will be harmonious with the Comprehensive Plan
per the analysis in Section V of this staff report. The proposed storage facility will
provide a needed service within close proximity to residential uses.
Page 17
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.
The proposed self-storage facility is the second phase to an existing facility surrounded
on two sides by existing residential. The architecture and landscape buffers associated
with the existing facility are good quality and provide adequate screening. However, the
landscaping buffer proposed along W. Baldcypress Ave. contains existing trees and grass
but does not contain the density provided with the N. Records Avenue buffer. To ensure
the proposed facility is compatible with the existing residences and character of the
general vicinity, staff recommends the density of the northern landscape buffer be
increased to what is existing with the eastern landscape buffer (N. Records Avenue).
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 self-storage complies with the conditions of approval in Section VII as
required, Staff 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.
The proposed use is within an existing self-storage and these services are already being
provided. As the current project is only for additional storage units, no additional
infrastructure is necessary. Staff finds the proposed use will be served adequately by all
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.
Staff 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.
As mentioned, this proposal is to add 3 additional buildings to a complex of 10 existing
self-storage buildings. The project is not located in a prime commercial location, is
behind an existing Lowes, and is bordered on both sides by existing residential. The
proposed facility is appropriate in this location.
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)
Staff is unaware of any natural, scenic, or historic features on this site; thus, Staff finds
the proposed use should not result in damage of any such features.