Z - Signed Findings Item#7.
CITY OF MERIDIAN
FINDINGS OF FACT,CONCLUSIONS OF LAW C�f[EFI
DIAN^'
AND DECISION&ORDER
In the Matter of the Request for Rezone and Conditional Use Permit,by Jarron Langston, Epic
Development.
Case No(s). H-2020-0058
For the City Council Hearing Date of: August 11,2020 (Findings on August 25, 2020)
A. Findings of Fact
1. Hearing Facts(see attached Staff Report for the hearing date of August 11,2020, incorporated by
reference)
2. Process Facts(see attached Staff Report for the hearing date of August 11, 2020,incorporated by
reference)
3. Application and Property Facts(see attached Staff Report for the hearing date of August 11,
2020, incorporated by reference)
4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing
date of August 11, 2020, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use
Planning Act of 1975,"codified at Chapter 65,Title 67,Idaho Code(I.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code codified as
Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by
ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian,
which was adopted December 17,2019,Resolution No. 19-2179 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s)received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision,which shall be
signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the
Community Development Department,the Public Works Department and any affected party
requesting notice.
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of August 11,2020, incorporated by reference. The conditions are concluded to be
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Epic Storage Facility—FILE#H-2020-0058) - I - Page 301
Item#7.
reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon
the above and foregoing Findings of Fact which are herein adopted,it is hereby ordered that:
1. The applicant's request for Rezone and Conditional Use Permit is hereby approved per the
conditions of approval in the Staff Report for the hearing date of August 11,2020, attached as
Exhibit A.
D. Notice of Applicable Time Limits
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat,combined preliminary and final plat, or
short plat shall become null and void if the applicant fails to obtain the city engineer's signature
on the final plat within two(2)years of the approval of the preliminary plat or the combined
preliminary and final plat or short plat(UDC 11-613-7A).
In the event that the development of the preliminary plat is made in successive phases in an
orderly and reasonable manner, and conforms substantially to the approved preliminary plat,
such segments, if submitted within successive intervals of two(2)years,may be considered for
final approval without resubmission for preliminary plat approval(UDC 11-6B-7B).
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-6B-7.A,the Director may authorize a single extension of time to obtain the City
Engineer's signature on the final plat not to exceed two(2)years. Additional time extensions up
to two(2)years as determined and approved by the City Council may be granted. With all
extensions,the Director or City Council may require the preliminary plat, combined
preliminary and final plat or short plat to comply with the current provisions of Meridian City
Code Title 11. If the above timetable is not met and the applicant does not receive a time
extension,the property shall be required to go through the platting procedure again(UDC 1I-
6B-7C).
Notice of 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. 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.
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-513-6.G.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 City Council may be granted. With all extensions,the Director
or City Council may require the conditional use comply with the current provisions of Meridian
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Epic Storage Facility—FILE#H-2020-0058) -2-
Page 302
Item#7.
City Code Title 11(UDC 11-513-617).
Notice of Development Agreement Duration
The city and/or an applicant may request a development agreement or a modification to a
development agreement consistent with Idaho Code section 67-6511A. The development
agreement may be initiated by the city or applicant as part of a request for annexation and/or
rezone at any time prior to the adoption of findings for such request.
A development agreement may be modified by the city or an affected party of the development
agreement. Decision on the development agreement modification is made by the city council in
accord with this chapter. When approved, said development agreement shall be signed by the
property owner(s) and returned to the city within six(6)months of the city council granting the
modification.
A modification to the development agreement may be initiated prior to signature of the
agreement by all parties and/or may be requested to extend the time allowed for the agreement
to be signed and returned to the city if filed prior to the end of the six(6)month approval
period.
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development
application entitles the Owner to request a regulatory taking analysis. Such request must be in
writing, and must be filed with the City Clerk not more than twenty-eight(28)days after the
final decision concerning the matter at issue. A request for a regulatory takings analysis will
toll the time period within which a Petition for Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of Meridian.
When applicable and pursuant to Idaho Code § 67-6521,any affected person being a person
who has an interest in real property which may be adversely affected by the final action of the
governing board may within twenty-eight(28)days after the date of this decision and order
seek a judicial review as provided by Chapter 52,Title 67,Idaho Code.
F. Attached: Staff Report for the hearing date of August 11,2020
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Epic Storage Facility—FILE#H-2020-0058) -3- Page 303
Item#7.
By action of the City Council at its regular meeting held on the 25th day of August
2020.
COUNCIL PRESIDENT TREG BERNT VOTED
COUNCIL VICE PRESIDENT BRAD HOAGLUN VOTED
COUNCIL MEMBER JESSICA PERREAULT VOTED
COUNCIL MEMBER LUKE CAVENER VOTED
COUNCIL MEMBER JOE BORTON VOTED
COUNCIL MEMBER LIZ STRADER VOTED
MAYOR ROBERT SIMISON VOTED
(TIE BREAKER)
Mayor Robert E. Simison
Attest:
Chris Johnson
City Clerk
Copy served upon Applicant, Community Development Department,Public Works Department and City
Attorney.
By: Dated: 8-25-2020
City Clerk's Office
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Epic Storage Facility—FILE#H-2020-0058) -4- Page 304
Item#7. Exhibit A
STAFF REPORT C: E IDIAN --
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 8/11/2020 LegendM�A
DATE:
��Project Location ® �
TO: Mayor&City Council
FROM: Joe Dodson,Associate Planner
208-884-5533 '
SUBJECT: H-2020-0058 e
Epic Storage Facility
LOCATION: The site is located at 1345 W. Overland
Road, in the NW 1/4 of the NW 1/4 of ® v
Section 24,Township 3N.,Range 1 W.
L PROJECT DESCRIPTION
• (RZ) -Rezone of 4.43 acres of land from R-8 zone (Medium-density Residential)to C-G zone
(General Retail and Service Commercial)for the purpose of developing commercial storage on
the site;
• (CUP) -Conditional Use Permit for a 29,400 square foot storage facility and associated outdoor
storage on 4.43 acres in the C-G zoning district,by Jarron Langston.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 4.43 acres
Future Land Use Designation Commercial and Medium Density Residential
Existing Land Use(s) Commercial—County approved Church/Event center
Proposed Land Use(s) Commercial Storage Facility
Lots(#and type;bldg./common) 2 lots—Commercial building lot
Phasing Plan(#of phases) Proposed as one phase
Neighborhood meeting date;#of April 21,2020, 1 attendee.Meeting was held via Zoom
attendees: due to Covid-19 stay at home orders.
History(previous approvals) AZ-04-027;County approved CUP for a Church/Event
Center(date unknown).
Page 1
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Item#7. Exhibit A
B. Community Metrics
Description Details Page
Ada County Highway District
• Staff report(yes/no) No comments have been received at this time.
• Requires ACHD Commission No
Action(yes/no)
Access(Arterial/Collectors/State Access is proposed via an existing driveway from W.
Hwy/Local)(Existing and Proposed) Overland Road,an arterial street. Only a secondary access
is proposed(as required by Unified Development Code).
Stub Street/Interconnectivity/Cross Secondary access is proposed to the property to the east
Access (Sagewood West)via a common drive that will serve as
this project's emergency access.
Existing Road Network No road network is proposed;drive aisle to existing
structures is existing.
Existing Arterial Sidewalks/ Yes;Overland Road has existing curb,gutter,and sidewalk
Buffers abutting the site.
Proposed Road Improvements N/A
Distance to nearest City Park(+ Approximately 1 mile to Bear Creek Park(18 acres in size)
size)
Fire Service
• Distance to Fire Station 250 feet from Fire Station#6(the sites abut each other)
• Fire Response Time This project lies within the Meridian Fire response time
goal of 5 minutes.
• Resource Reliability Fire Station#6 reliability is currently unknown due to this
station being so new.
• Risk Identification Risk Factor 4—commercial with hazards(firefighting in a
large commercial building with highly flammable campers,
motorhomes,and trailers;this includes oils,fuels,and
propane as additional fuel sources)
• Accessibility Proposed project meets all required access,road widths,
and turnarounds.
Wastewater
• Distance to Sewer Services Directly adjacent
• Sewer Shed South Black Cat Trunkshed
• Estimated Project Sewer See application
ERU's
• WRRF Declining Balance 13.96
• Project Consistent with WW YES
Master Plan/Facility Plan
• Impacts/Concerns No proposed changes to Public Sewer Infrastructure have
been proposed within this record.Any changes or
modifications,to the Public Sewer Infrastructure,shall be
reviewed and approved by Public Works.
Water
• Distance to Water Services Directly adjacent
• Pressure Zone 3
• Estimated Project Water See application
ERU's
• Water Quality Concerns This development ends in a long deadend water main
which may result in poor water quality.A future
Page 2
Page 306
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Item#7. Exhibit A
B. Owner:
Same as Applicant
C. Representative:
Glenn Walker(Architect)— 1891 N. Wildwood Street,Boise, ID 83713
IV. NOTICING
Planning& Zoning City Council
Posting Date Posting Date
Newspaper Notification 6/19/2020 7/24/2020
Radius notification mailed to
properties within 300 feet 6/16/2020 7/21/2020
Site Posting 6/29/2020 7/27/2020
Nextdoor posting 6/16/2020 7/21/2020
V. STAFF ANALYSIS
A. Future Land Use Map Designation(https://www.meridiancity.org/compplan)
Commercial—This designation will provide a full range of commercial uses to serve area
residents and visitors. Desired uses may include retail,restaurants,personal and professional
services, and office uses, as well as appropriate public and quasi-public uses. Multi-family
residential may be allowed in some cases,but should be careful to promote a high quality of life
through thoughtful site design, connectivity, and amenities. Sample zoning include: C-N, C-C,
and C-G.
Medium Density Residential—This designation allows for dwelling units at gross densities of
three to eight dwelling units per acre. Density bonuses may be considered with the provision of
additional public amenities such as a park, school,or land dedicated for public services.
When the new comprehensive plan was ratified, the subject property was given two future land
use designations due to its location on a major arterial street and despite it already being zoned
residential(R-8 zoning district). This parcel has both the Commercial and Medium Density
Residential future land use designations. The subject site is surrounded by existing City of
Meridian zoning and development to its north, west, and south. Directly to the east the City is
processing a new residential subdivision. Directly across W. Overland Road(an arterial street)
there is I-L zoning with two RV uses currently existing—Bish's RV and Camping World of
Meridian. Directly to the west(along the northern half of the site) is the new Meridian fire
station, and abutting the site on the southern half of the west boundary is a multi family
residential development.
Because of the addition of the Commercial future land use designation, the Applicant is
proposing to rezone this property from its existing R-8 zoning to C-G,per the application. The
Applicant believes utilizing this property, located on a major arterial street,for a commercial
business rather than another residential subdivision. The proposed new land use is a form of RV
storage and is a conditional use in the proposed C-G commercial zoning district. However, the
proposed use is not a traditional RV self-storage as our code depicts;Staff must assess proposed
uses with those listed in the UDC use tables for each zone. Bpke Precision Storage (the actual
business name) is a more encompassing commercial business than traditional self-storage by
providing a valet, "drop and go,"system that requires customers to only drop off their trailers
and RVs; they will not park them nor store them themselves. Bpk Precision Storage is intended to
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Item#7. Exhibit A
be a full service RV and trailer business that includes a wash before each use, supply stocking of
the vehicle, and maintenance checks on standard items such as batteries, water, refrigerator, and
tire pressure. In addition, a majority of the storage and business will occur within a large, single-
story building. There will also be ancillary outdoor storage and vehicles and trailers will be
stored on the asphalt area between the office in the back of the parcel and the main building
along Overland Road, as seen on the site plan.
Because this property is already zoned residential and the development to the south/southwest
and to the east is residential, Staff has concerns with the request for C-G zoning. This concern
lies with the potential for a higher intensity of commercial use next to said residential if this
property is rezoned to C-G but never develops as proposed. Staff would prefer to see lower
intensity zoning on this property that is still commercial but will help Staff ensure a more
disruptive use is not principally permitted and so easily attainable if this project is not completed
fully. Therefore, Staff is recommending changing the requested rezone of C-G to be C-C instead.
Self-service storage(the use Staff has to place the proposed use into) is still a conditional use in
the C-C zone and will not affect the future operation of this use. If the Applicant adheres to the
specific use standards and any additional conditions, the proposed project should meet the
Future Land Use Map (FLUM)designation definitions and preferred uses for Commercial.
Below are specific comprehensive plan policies that discuss the proposed use in relation to the
comp plan more thoroughly. In addition, see section V.D for further analysis on the proposed use.
B. Comprehensive Plan Policies(https:llwww.meridiancitE.or /g comQplan):
The applicable Comprehensive Plan policies are cited below with Staff analysis in italics.
"Ensure that adequate water supply and pressure are available for fire protection in areas suitable
for industrial and commercial uses."(3.03.01D). The proposed use requires additional water
supply when compared to residential development due to the existence of highly flammable
vehicles and additional fuel sources like that of propane and gasoline. The proposed commercial
building will be sprinklered to help ensure fire safety; the appropriate water supply for this use is
readily available with existing services.
"Establish and maintain levels of service for public facilities and services,including water, sewer,
police,transportation, schools,fire, and parks" (3.02.01 G).All public utilities are available for
this project site as there is currently an existing structure on site that is being serviced by the
City. This project not only lies within the Fire Department response time goal, it shared a
property line with afire station. In addition, the large building should be sprinklered which adds
additional safety measures in case of afire. The site currently has an existing curb cut onto W.
Overland Road and Staff and ACHD have discussed this in relation to minimizing cuts onto an
arterial street. Because the proposed use is commercial, it has been determined that the use and
the adjacent subdivisions are better served if this site maintains its access to Overland rather
than take access through a residential subdivision.If this application is not approved and the
existing R-8 zoning district remains, the in process Sagewood West subdivision directly to the
east is required to provide a full stub street to this property for future interconnectivity.
West Ada School District and Parks did not offer comments on this application because of the
proposed use. Being a commercial project, there will not be any additional children added to the
schools and there will be minimal impact on existing City services. This project should, however,
add to the employment base of the City.
"Encourage the development of supportive commercial near employment areas."(3.06.02C).As
stated above, directly to the north and across Overland Road are two RV service/sales uses.
When it comes to the future location of an additional RV use that then maintains those RVs for
customers, being directly across the street is readily accessible. BpiE Precision Storage is
Page 5
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Item#7. Exhibit A
intended to employ approximately 10 people outside of ownership and pay them more than
minimum wage. This business is not an employment center itself but is minimally a supportive
commercial use to those larger employers across the street because it adds an additional service
for customers to partake in.
"Minimize noise, lighting,and odor disturbances from commercial developments to residential
dwellings by enforcing city code."(5.01.01F). City ordinances will be adhered to ensure
disturbances are minimal to surrounding residential development. The Applicant is also
proposing landscaping that will largely help with any potential noise and odor disturbances. In
addition, a change to C-C zoning instead of the requested C-G zoning could offer an additional
avenue for minimizing potential issues as less intense uses are principally permitted in the C-C
zoning district when compared to C-G.
"Require appropriate building design, and landscaping elements to buffer, screen,beautify, and
integrate commercial,multifamily, and parking lots into existing neighborhoods."(5.01.02D).
The make-up of the nearby area has been detailed above and the existence of so much residential
makes integration of this use difficult.In addition, there are no existing stub streets to this parcel
from adjacent subdivisions. In order to help mitigate any potential noise, light, or odor
trespasses, the Applicant has proposed this use to almost wholly occur within a 29,400 square
foot commercial building. The Applicant is also proposing trees and a vinyl privacy fence along
the entire property boundary of the site to help with screening and to add a buffer to any adjacent
use—this landscaping should also add to the beautification of the site as well.
The abovementioned building does not fully comply with the architectural requirements for
commercial buildings. The Applicant will be required to add additional roof variation along the
northern and southern roof lines as required by the City's Architectural Standards Manual. In
addition, it must be stressed that placing aprefabricated type of metal building next to residential
and next to a nicely designed fire station will not be supported. Therefore, Staff is recommending
additional conditions of approval that require better architecture for the proposed building to
help it match and integrate with existing and proposed development.
Staff finds this development to be generally consistent and in alignment with the
Comprehensive Plan, if the Commission and Council support the applicant's request to rezone
the property entirely commercial without a residential component as envisioned by the
Comprehensive Plan.
C. Existing Structures/Site Improvements:
There is an existing home and accessory building that currently exist on site. It is the
understanding of Staff that the existing home will be removed upon development but the
additional warehouse structure in the rear of the property will remain. This small warehouse will
become the required office for the proposed storage use. There is also an existing access from W.
Overland Road that is improved with asphalt and is to remain for the future project.
D. Proposed Use Analysis:
The proposed use falls under Self-Service Storage in the Unified Development Code (UDC)and
is a conditional use in the proposed and recommended C-G and C-C zoning district per UDC
Table 11-2B-2. Storage facilities are also governed by specific use standards as noted in UDC 1I-
4-3-34 for self-service storage facility. There is also ancillary outdoor storage proposed that is
also governed by specific use standards,UDC 11-4-3-33. Commercial buildings require
Certificate of Zoning Compliance(CZC)and Design Review and Staff will use these additional
applications as a chance to ensure the site develops according to the conditions of approval in this
staff report.
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Item#7. Exhibit A
Epie Precision Storage is not a traditional RV storage facility with acres of asphalt and metal
buildings that jut out of the landscape and require a security gate for customers to access the
facility. By simply driving through neighborhoods one can see that the Treasure Valley is home to
a large number of RVs and motorhomes and the proposed use hopes to help manage this by
providing premium services for them. Epie.Precision Storage is a full service RV and trailer
business that includes a wash before each use and maintenance checks on standard items such as
batteries, water, refrigerator, and tire pressure. In addition,propane tanks will be filled and the
vehicles will be stocked with supplies and food so that the customers only have to arrive and pick
their vehicle up for a time of fun. Staff finds that the location is ideal for the proposed use due to
its proximity to Bish's RV and Camping World where recreational vehicles and trailers are
serviced and sold. It is well known that additional self-service storage facilities are not largely
desired in the City of Meridian. Because of the details outlined above, Staff believes that the
proposed use is more premier than a traditional storage facility and would in fact add a new
business to the City and Valley.
E. Specific Use Standards(UDC 11-4-3):
The proposed self-service storage and outdoor storage uses are subject to conditional use permit
approval by the Planning and Zoning Commission and subject to specific use standards outlined
in UDC 11-4-3-34 and 11-4-3-33 and below,respectively:
11-4-3-34—Self-Service Storage Facility:
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.As noted, the proposed use does not
fully fit within uses listed in the UDC use table. Self-service storage is the closest use to
the proposed use but does not fit with this requirement as the use is a commercial use
where the main building will be used to both store and maintain customer's RVs and
trailers. No items will be manufactured on the subject site or within any proposed
buildings.
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'). The
proposed site plan shows compliance with this standard.
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.A majority of the storage and use is proposed to occur
within the large commercial building.Ancillary outdoor storage is likely to occur and the
Applicant is proposing to screen this with a privacy vinyl fence and a 25 foot wide
landscape buffer abutting the residential uses.
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.According to the application, the
Applicant's proposed hours of business are 7:00 A.M. to 6:00 P.M. and are therefore
within the allowable range of business operation hours.
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. The
submitted landscape plans show a 25 foot buffer but it does appear to meet UDC 11-3B-
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Item#7. Exhibit A
5N requirements that any type of buffer be at least 70%covered with vegetation at
maturity. Staff is recommending a condition of approval to correct this.
G. If the use is unattended,the standards in accord with section 11-3A-16, "Self-Service
Uses",of this title shall also apply.Not applicable; use is attended.
H. The facility shall have a second means of access for emergency purposes. The submitted
plans show a secondary access in the northeast corner of the site in line with a
requirement of the Sagewood West subdivision to the east currently in process with the
City. This access satisfies this standard.
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. Submitted plans show compliance with this standard.
J. The site shall not be used as a'vehicle wrecking or junk yard" as herein defined. The
Applicant shall comply with this standard.
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. (Ord. 13-1555, 5-14-2013)
Liquid propane may be stored on site for use in filling propane tanks in customer
vehicles. There is no hospital within 1,000 feet of the subject site; therefore, this standard
shall be satisfied.
11-4-3-33—Outdoor Storage Facility:
A. All outdoor storage of material shall be maintained in an orderly manner so as not to
create a public nuisance. The Applicant shall comply with this standard.
B. Stored items shall not block sidewalks or parking areas and may not impede vehicular or
pedestrian traffic. The Applicant shall comply with this standard.
C. The site shall not be used as a"vehicle wrecking or junk yard" as herein defined. The
Applicant shall comply with this standard.
D. 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.See comment on same standard
above.
E. For properties in industrial districts,the following standards shall apply: (The subject site
is not proposed with an industrial district and therefore this standard does not apply)
a. For properties that are adjacent to nonindustrial properties and/or public streets,
outdoor storage of materials, equipment, inventory, and/or supplies shall be
incorporated into the overall design of buildings and site landscaping so that the
visual impacts of these functions are fully contained and screened from view of
adjacent nonindustrial properties and/or public streets by a solid fence and/or
wall with a minimum height of six feet(6). Such fence and/or wall shall be
constructed of complementary or of similar design and materials of the primary
structure.
b. For properties that adjoin the railway corridor, in addition to the standards of
subsection E1 of this section, outdoor storage of materials, equipment, inventory,
and/or supplies shall be screened from the edge of the required street buffer a
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Item#7. Exhibit A
distance of one hundred feet(100) from the edge of right of way parallel to the
railway corridor.
c. For properties where subsections E1 and/or E2 of this section do not apply,
outdoor storage areas do not need to be screened. (Ord. 09-1420, 6-23-2009, eff.
6-23-2009)
F. Dimensional Standards(UDC 11-2):
The proposed commercial building appears to meet all UDC dimensional standards including
required landscape buffers,building setbacks, drive aisle widths, and building height.
G. Access(UDC 11-3A-3, 11-3H-4):
Access is proposed via the existing curb cut from W. Overland Road, an arterial street. ACHD
approves of this access point as the proposed use is a commercial use and vehicle trips to the
location is presumed to be minimal when compared to a residential development. The specific use
standards require a secondary access for storage facilities and the Applicant is proposing one at
the eastern boundary that lines up with a proposed common driveway in the adjacent Sagewood
West development currently being processed.
This Applicant and the Applicant for Sagewood West have worked together to align this
emergency only access. Typically, an emergency access must meet a separation requirement from
the main access in order to count as a secondary access for Meridian Fire. However, the
requirement of this secondary access is not a Fire requirement but a Planning one and therefore
the normally required separation between the two access points is not applicable.
H. Parking(UDC 11-3C):
Off-street parking is required to be provided at one space per 500 square feet in accord with the
standards listed in UDC 11-3C-6B for commercial zoning districts. Specifically for self-service
storage facilities,this requirement is only applicable based on the gross floor area of the office
space.According to the submitted site plan, the existing warehouse building on site is 3,185
square feet, requiring a minimum of seven (7)parking spaces. The Applicant has proposed seven
(7)parking spaces, of which two (2)are ADA accessible. Because the proposed use uses a valet
system, Staff finds the proposed parking to be sufficient.
Between the office and the main building, the Applicant is proposing to install asphalt paving for
the majority of that area. This area is intended for outdoor storage and staging of RVs and
trailers but will not be for public parking. This area will likely not be striped as the position and
size of items parked in this area will vary throughout business operation. The outdoor storage
specific use standards shall be adhered to because of this proposed ancillary use.
L Pathways (UDC 11-3A-8):
No pathways are proposed or required due to frontage along W. Overland Road being fully
improved with curb, gutter,and sidewalk.
J. Sidewalks(UDC 11-3A-17):
The subject site has its only street frontage on W. Overland Road and this section of Overland has
been fully improved with 5 lanes and curb,gutter, and attached sidewalk. The Applicant is
proposing a short extension of the sidewalk to go into the site. This extension turns into a
pedestrian crosswalk that leads to the front door of the main storage building.
UDC 11-3A-19, "Site Design Standards,"also dictates that sidewalks be provided from the
public street to the office for a delineated path for pedestrians. No submitted plans show this
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Item#7. Exhibit A
sidewalk connection to the office in the back of the site where parking is proposed. In order to
satisfy this requirement this additional sidewalk should be delineated through the parking lot in
some way. For example, stamped concrete, brick, or similar. Staff is recommending a condition
of approval to correct this.
K. Landscaping(UDC 11-3B):
A 25-foot wide street buffer is required adjacent to W. Overland Road, an arterial street,
landscaped per the standards listed in UDC 11-3B-7C. A 25-foot wide buffer is shown on the
submitted site plan and landscape plan. In addition,a 25-foot buffer is required between the
proposed commercial use and any residential uses,landscaped per the standards listed in UDC
11-3B-9.A 25-foot landscape buffer is depicted on the submitted landscape plans along the
property boundary that abuts all residential uses, existing and proposed.
When a landscape buffer between uses is required, the requirement is meant to ensure adequate
screening between dissimilar uses. The code requires that this buffer include trees that have
canopies that touch at maturity. The Applicant is proposing to use a large number existing trees
for this buffer that are not on this property but are near the property line and on the adjacent
property to the east. Therefore, the Applicant shall be required to revise the submitted landscape
plans and show adequate landscape material within the required buffer per UDC 11-3B-9
standards. With the combination of a privacy fence and dense landscaping, Stafffinds the
proposed landscape buffers as sufficient to meet this code requirement.
The City Arborist has made Staff aware of a potential issue with the Fraxinus `Ash"tree species.
This type of tree species attract a specific and invasive pest and it is the request of the City
Arborist that projects start trying to replace these types of trees with other tree species.
Therefore, Staff is recommending a condition of approval that the Applicant work with the City
Arborist on an appropriate alternative to their proposed "Ash"tree selection.
L. Fencing(UDC 11-3A-6, 11-3A-7):
All fencing is required to comply with the standards listed in UDC 11-3A-7. Fencing is proposed
as shown on the landscape plan along the entire property boundary and meets UDC standards as
proposed.
M. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual):
The Applicant submitted conceptual renderings and conceptual elevations of the new proposed
storage/commercial building(see Section VII.E). The submitted plans do not meet all of the
standards as required for commercial development in the Architectural Standards Manual(ASM).
This application does not include Design Review but staff is recommending certain conditions to
ensure any future commercial building on this site is built to a premier standard as intended by
the ASM.
Specifically,prefabricated metal siding is prohibited as afield material unless uses with a
minimum of two other qualifying field materials and meets all other standard fenestration and
material requirements (ASM, Commercial District Goal 5.20). The submitted elevations show this
type of metal as afield material along the top of the entire building. The only other field material
proposed appears to be stucco;all other materials are used as accents. Staff understands that the
proposed building is a large metal building but that does not mean that an industrial type
building can be dropped on a lot within a commercial district. IF the metal look is desired, it
should be of high quality like that of"high grade fiber panels,"for example. In addition, Staff
recommends replacing some of the metal shown on the plans with windows to create a more
interesting fagade across the different building elevations.Adding overhangs or architectural
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Item#7. Exhibit A
trellis along the building(especially on the north fagade that faces the public street) would also
add interest and qualifying fenestration to the building.
The submitted plans also do not show where mechanical equipment will be placed. The proposed
building will be climate controlled so the required HVAC system will not be small. Where will
this be located? The plans do not show any parapet on the building and any roof mounted
mechanical equipment must be fully screened from public view. To help fix this and add the
required roofline variation, Staff recommends adding an architectural parapet around the
building that helps anchor the top of the structure architecturally and provide screening
opportunities for future mechanical equipment.
VI. DECISION
A. Staff:
Staff recommends approval of the requested rezone and conditional use permit per the Findings in
Section IX of this staff report and if the Commission and Council deem the site more appropriate
to develop entirely with a commercial use as proposed
B. The Meridian Planning&Zoning Commission heard these items on July 9,2020.At the public
hearing,the Commission moved to recommend approval of the subject Conditional Use Permit
and Rezone requests.
1. Summary of Commission public hearing_
a. In favor: Glenn Walker,project architect
b. In opposition:None
C. Commenting: Glenn Walker,Architect
d. Written testimony: None
e. Staff presenting application: Joseph Dodson
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. Height offence adjacent to residential uses;
b. Use of existingfy in rear of property that is to remain;
c. How proposed use actually functions on-site with intended"valet"service model.
4. Commission change(s)to Staff recommendation:
a. Add condition/DA provision that an 8-foot tall fence be constructed along the property
lines that abut a residential use.
5. Outstandingissue(s)ssue(s) for City Council:
a. Applicant has not addressed conditions 1.1 and 1.2. Staff recommends that Council
modify these conditions to include a rewording that requires the Applicant to supply
these revised documents to PlanningStaff to any Rezone ordinance approval.
C. The Meridian City Council heard these items on August 11,2020. At the public hearing the
Council moved to approve the subject Rezone and Conditional Use Permit requests.
1. Summary of the City Council public hearine:
a. In favor: Glenn Walker,ADP Architects(Applicant Rep.)
b. In opposition:None
C. Commenting: Glenn Walker
d. Written testimony: None
e. Staff presenting application: Joseph Dodson,Current Associate Planner
f Other Staff commenting on application:None
2. Key issue(s)of public testimony:
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Item#7. Exhibit A
a. None
3. Key issue(s)of discussion by City Council:
a. Architectural design of the Proposed building and location of outdoor storage.
4. City Council change(s)to Commission recommendation:
a. Modify conditions 1.1 and 1.2 to include language that they are completed prior to the
Rezone ordinance being approved by City Council.
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Item#7. Exhibit A
VII. EXHIBITS
A. Rezone Legal Description and Exhibit Map
N
May 13,2020
Rezoning to Zone CG Legal Description
BASIS OF BEARING for this description is S89"33'34"E between a found 1/2"Iran Pin at the West 1/16°i
Corner and the Northwest corner of Section 24,Township 3 North,Range 1 West,B.M.,Ada County,
Idaho.
THAT PORTION OF THE NORTHWEST QUARTER OF SECTION 24,TOWNSHIP 3 NORTH,RANGE 1 WEST,
B-M.,ADA COUNTY,IDAHO AS DESCRIBED-
BEGINNING AT POINT IN THE NO RTHW EST QUARTER OF SAID SECTION 24,SAID POINT BEING
589°33'34"E 545.35 FEET ALONGTHE NORTH LINE OF SAID NORTHWEST QUARTER AND SOO°15'00"W
51.00 FEET FROM THE NORTHWESTQUARTER CORNER OF SECTION 24,TOWNSHIP 3 NORTH,RANGE 1
WEST,B.M. AND RUNNING S89°33'34"E 255.06 FEET;THENCE S00°34'17"E 167.30 FEET;THENCE
501°48'54"E 147.24 FEET;THENCE 501°58'59"E 178.09 FEET;THENCE 502°25'10"E 396.57 FEET;THENCE
N66"01'50"W 134.39 FEET;THENCE N65°22'50"W 88.17 FEET;THENCE N00°00'00E 454.47 FEET;
THENCE N90°00'00"W 82.84 FEET;THENCE N00-15'00"E 344.81 FEET TO THE POINT OF BEGINNING.
CONTAINS 4.23 ACRES IN AREA
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Item#7. Exhibit A
NORTHWEST QUARTER CORNER
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Page 22
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Item#7. Exhibit A
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. As allowed by Idaho State Law with Annexation and Rezone applications,a Development
Agreement(DA)is required as a provision of rezoning this property. Prior to approval of the
rezone ordinance, a DA shall be entered into between the City of Meridian,the property
owner(s)at the time of rezone 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 rezone. The DA
shall, at minimum, incorporate the following provisions:
At least for ( 0) days prior-to the City C,.,,neil�,o.,,;,,,.prior to the Rezone Ordinance
approval by City Council,the Applicant shall submit:
1. Revised legal descriptions for the requested rezone to reflect the C-C zoning district
instead of the C-G zoning district AND
2. Revised legal description for the rezone boundary to reflect the conveyance of the
sliver of land from the proposed Sagewood West application,Lot 27,Block 1 of their
proposed plat.
a. Future development shall be consistent with the minimum dimensional standards listed in
UDC Table 11-2B-3 for the C-C zoning district and those listed in the specific use
standards for self-service storage facilities and ancillary outdoor storage,UDC 11-4-3-34
and UDC 11-4-3-33,respectively.
b. The only approved direct lot access to W. Overland Road is that existing access in the
northeast corner of the subject site.
c. The Applicant shall maintain an emergency only access to the east via the proposed
common drive in the adjacent subdivision to the east, Sagewood West.
d. The Applicant shall comply with the ordinances in effect at the time of application
submittal.
e. Prior to CZC and DES submittal,the Applicant shall obtain approval of a Property
Boundary Adjustment to consolidate all existing lots(S1224223270 & S1224223300)
into one and include the sliver of land conveyed from the property owner to the east,
shown as Lot 27,Block 1 in the Sagewood West preliminary plat.
£ All fencing adjacent to abutting residential uses shall be privacy fencingand nd eight(8)feet
in height meeting UDC 11-3A-7 standards.
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Item#7. Exhibit A
2. The Applicant shall obtain Certificate of Zoning Compliance(CZC)and Administrative
Design Review(DES) approval prior to submitting for building permits.
3. The submitted site plan, dated June 2020 and as seen in Exhibit VII.B, shall be revised to
show the required sidewalk from W. Overland Road to the office in the rear of the subject
site. The sidewalk shall be delineated by being constructed of a different material than the
asphalt parking lot(i.e. stamped concrete,brick, or similar).
4. The submitted landscape plan, dated June 2020 and as seen in Exhibit VII.D, shall be revised
as follows:
a. Show the required landscape buffer to all residential land uses as at least 70%covered by
vegetation at maturity, as set forth in UDC 11-3B-5N.
b. Add the required additional sidewalk from W. Overland to the office in the rear of the
subject site. The sidewalk shall be delineated by being constructed of a different material
than the asphalt parking lot(i.e. stamped concrete,brick, or similar).
windows,5. Prior-to the Planning a-ad Zoning Commission hea ing on ittly 9, 2020,the eleveAieas an
elevation r-endei4ngs, da4ed 2,L25/2020 a-ad seen in E)4iibit VILE, shall be revised prior-to
GZG and DES submittal as follows:
a. Add an additional field material that is p:2t pr-e fabr-ieated metal siding along all biAding
b. Add ,
e. Add ^,-ehito^,,wa tr-ells oft the nei4h, east, Ra west building f eades;
;
e. Gofftifme the stone 3veneer-effte the proposed-pop outs and M a higher-heigh4 ffam th-e
fl. Add a parapet along the r-eefliae with the required medtilatien that will also eever-an
Page 24
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Item#7. Exhibit A
6. All future lighting on the subject site shall be compatible to abutting residential uses and
adhere to the standards outlined in UDC 11-3A-11C,these standards are to be met regardless
of the lumen output.
7. Off-street parking is required to be provided in accord with the standards listed in UDC Table
11-3C-6 for commercial developments based on the gross floor area of the self-service
storage office.
8. The Applicant shall work with the City Arborist on an appropriate alternative to their
proposed"Ash"tree selection and obtain approval from the City Arborist prior to building
permit approval.
9. The conditional use approval shall become null and void unless otherwise approved by the
City if the applicant fails to: 1)commence the use, satisfy the requirements, acquire building
permits and commence construction within two years as set forth in UDC 11-513-6F1; or 2)
obtain approval of a time extension as set forth in UDC 11-5B-6F4.
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 A street light plan will need to be included in the final plat and or building permit application.
Street light plan requirements are listed in section 6-7 of the City's Design Standards. Contact
the Meridian Transportation and Utility Coordinator for additional information.
1.2 The existing water main stub into the property is a 10",not a 6" as shown on the plan
1.3 Retain and protect the existing fire hydrant at the end of the 10" main
1.4 Provide a utility easement from the end of the existing 10" line to the west property line
matching up with the existing utility easement in Linder Road Apartments
1.5 The water service and fire line should connect to the existing 10" line,not the existing 12"
line in Overland Rd as currently shown
2. General Conditions of Approval
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 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.
2.3 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 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
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Item#7. Exhibit A
be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. All
easements must be submitted,reviewed, and approved prior to development plan approval.
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.
2.5 Any structures that are allowed to remain shall be subject to evaluation and possible
reassignment of street addressing to be in compliance with MCC.
2.6 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 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.
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.
2.8 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.
2.9 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.
2.10 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.
2.11 Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
2.12 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.13 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.14 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.
2.15 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.
2.16 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.
2.17 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
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Item#7. Exhibit A
copy of the standards can be found at
http://www.meridiancity.org/public_works.aspx?id=272.
2.23 The City of Meridian requires that the owner post to the City a warranty surety in the
amount of 20%of the total construction cost for all completed sewer,water and reuse
infrastructure for duration of two years. This surety will be verified by a line item cost
estimate provided by the owner to the City. The surety can be posted in the form of an
irrevocable letter of credit,cash deposit or bond.Applicant must file an application for
surety,which can be found on the Community Development Department website. Please
contact Land Development Service for more information at 887-2211.
C. FIRE DEPARTMENT
https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=184359&dbid=0&r0o=MeridianC
iv
D. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=190570&dbid=0&r0o=MeridianC
E. NAMPA&MERIDIAN IRRIGATION DISTRICT
https:llweblink.meridiancily.org/WebLink/Doc View.aspx?id=184914&dbid=0&r0o=MeridianC
hty
F. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=191804&dbid=0&r0o=MeridianC
iv
IX. FINDINGS
A. Annexation and/or Rezone(UDC 11-5B-3E)
Required Findings: Upon recommendation from the commission,the council shall make a
full investigation and shall, at the public hearing,review the application.In order to grant
an annexation and/or rezone,the council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive
plan;
Council finds the proposed zoning map amendment to C-C zoning district and not the
requested C-G zoning district is consistent with the Comprehensive Plan, if all provisions of
the Development Agreement and conditions of approval are complied with.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Council finds the proposed zoning map amendment and request for Recreational Vehicle
storage to be generally consistent with the purpose statement of the commercial district and
future land use designation of Commercial.
3. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
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Item#7. Exhibit A
Council finds the proposed zoning map amendment should not be detrimental to the public
health, safety and welfare if all provisions of the Development Agreement and conditions of
approval are complied with.
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
Council finds the proposed zoning map amendment will not result in an adverse impact on
the delivery of services by any political subdivision providing public services within the City.
5. The annexation(as applicable)is in the best interest of city.
The subject property is already annexed; therefore Staff finds that this finding is not
applicable. However, Council finds that the requested rezone and addition of a commercial
use 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 site and proposed building meets all the dimensional and development regulations in the
commercial zoning districts for the proposed use. Therefore, Council 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.
Council finds the proposed self-service storage facility will be harmonious with the
Comprehensive Plan in that it is a conditional use in the C-C and C-G zoning districts which
are allowable zones in the Commercial future land use designation as noted in the Meridian
Comprehensive Plan.
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.
Council finds the operation of the proposed self-service storage facility should be compatible
with the other uses in the area and will not adversely change the essential character of this
area if all conditions of approval and DA provisions are met.
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 facility complies with the conditions of approval in Section VIII as required,
Council 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 subject site is already annexed into the City and these services are already being provided
to the existing buildings on site. Therefore, Council finds the proposed use will be served
adequately by all public facilities and services.
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Item#7. Exhibit A
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.
Council 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.
With adequate screening and adherence to applicable zoning and building code requirements,
Council finds the proposed use should not be detrimental to any persons,property, or the
general welfare.
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)
Council is not aware of any such features; the proposed use should not result in damage of
any such features.
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