PZ - Staff Report 10-7
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HEARING
DATE:
October 7, 2021
TO: Planning & Zoning Commission
FROM: Sonya Allen, Associate Planner
208-884-5533
SUBJECT: H-2021-0054
TM Creek Storage - CUP
LOCATION: South of W. Franklin Rd., midway
between S. Linder Rd. & S. Ten Mile
Rd., in the NE ¼ of Section 14, T. 3N.,
R.1W. (Parcel #S1214121134)
I. PROJECT DESCRIPTION
Conditional use permit for a self-service storage facility on 7.8 acres of land in the C-G zoning
district.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 7.8-acres
Future Land Use Designation Mixed Use – Commercial (MU-COM) TMISAP
Existing Land Use(s) Vacant/undeveloped land
Proposed Land Use(s) Self-service storage facility, including RV storage
Neighborhood meeting date; # of
attendees:
July 22, 2021; one (1) attendee
History (previous approvals) H-2020-0074 (DA Inst. #2021-089157); FP-2021-0047
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
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B. Community Metrics
Description Details Page
Ada County Highway District
• Staff report (yes/no) Yes
Traffic Impact Study is not required.
• Requires ACHD Commission
Action (yes/no)
No
Access (Arterial/Collectors/State
Hwy/Local)(Existing and Proposed)
S. Benchmark Ave., collector street (proposed)
Existing Road Network Yes
C. Project Area Maps
Future Land Use Map
Aerial Map
Zoning Map
Planned Development Map
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III. APPLICANT INFORMATION
A. Applicant:
Josh Beach, Brighton Development, Inc. – 2929 W. Navigator Dr., Ste. 400, Meridian, ID 83642
B. Owner:
SCS Brighton II, LLC – 2929 W. Navigator Dr., Ste. 400, Meridian, ID 83642
C. Representative:
Same as Applicant
IV. NOTICING
Planning & Zoning
Posting Date
City Council
Posting Date
Newspaper Notification 9/17/2021
Radius notification mailed to
properties within 300 feet 9/15/2021
Site Posting Date 9/27/2021
Next Door posting 9/16/2021
V. COMPREHENSIVE PLAN (Comp. Plan)
This property is designated Mixed Use – Commercial (MU-COM) on the Future Land Use Map
(FLUM) in the Comprehensive Plan. Future development is governed by the Ten Mile Interchange
Specific Area Plan (TMISAP) and the existing Development Agreement.
The purpose of the MU-COM designation is to encourage the development of a mixture of office,
retail, recreational, employment, and other miscellaneous uses, with supporting multi-family or
single-family attached residential uses. While the focus of these areas is on commercial and
employment uses, the horizontal and vertical integration of residential uses is essential to securing
entitlements. As with all mixed-use areas, this designation requires developments to integrate the
three major use categories – residential, commercial and employment.
The Applicant proposes to develop the site with a self-service storage facility consisting of 448
storage units in climate controlled & non-climate-controlled structures with covered and
uncovered RV storage. The site is located in close proximity to the I-84/Ten Mile Rd. interchange
and Franklin Rd., a commercial arterial street.
While a storage facility is not necessarily an optimal use in the MU-COM designation due to the
nature of the use which requires it to be a secure site and does not allow for integration of uses or
pedestrian oriented design or public spaces, it will provide a much-needed service for residents in
nearby multi-family developments.
The following goals and policies in the Comprehensive Plan are supported by the proposed
development:
• “Permit new development only where it can be adequately served by critical public
facilities and urban services at the time of final approval, and in accord with any adopted
levels of service for public facilities and services.” (3.03.03F)
City services can be provided to serve the proposed development.
• “Encourage and support mixed-use areas that provide the benefits of being able to live,
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shop, dine, play, and work in close proximity, thereby reducing vehicle trips, and
enhancing overall livability and sustainability.” (3.06.02B)
The proposed storage facility will provide a much-needed service in close proximity to
multi-family developments in the area, which will reduce vehicle trips.
VI. UNIFIED DEVELOPMENT CODE (UDC)
The proposed use, a self-service storage facility, is listed as a conditional use in the C-G (General
Retail and Service Commercial) zoning district per UDC Table 11-2B-2, subject to the specific use
standards listed in UDC 11-4-3-34: Self-Service Storage Facility.
VII. STAFF ANALYSIS
The Applicant proposes to develop this site with a self-service storage facility consisting of 448
storage units in climate controlled & non-climate-controlled structures with covered and uncovered
RV storage.
Per UDC Table 11-2B-2, a conditional use permit (CUP) application is required for a self-service
storage facility in the C-G zoning district. The proposed development is generally consistent with the
conceptual development plan included in the Development Agreement (Inst. #2021-089157) for this
site which depicts flex/light industrial/storage uses on this site, and complies with the conditions
governing development of the subject property in the agreement.
The proposed use is subject to the following Specific Use Standards (UDC 11-4-3-34) – Self-Service
Storage Facility: (Staff analysis in italics)
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 (25) feet.
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.
E. If abutting a residential district, the facility hours of public operation shall be l imited to 6:00
a.m. to 11:00 p.m.
F. A minimum twenty-five-foot 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-9.C of this title.
G. If the use is unattended, the standards in accord with section 11-3A-16, "self-service uses", of
this title shall also apply.
H. The facility shall have a second means of access for emergency purposes.
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.
J. The site shall not be used as a "vehicle wrecking or junk yard" as herein defined.
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K. For any use requiring the storage of fuel or hazardous material, the use shall be located a
minimum of one thousand (1,000) feet from a hospital.
Dimensional Standards (UDC 11-2):
Development of the site shall comply with the dimensional standards of the C-G zoning district in
UDC Table 11-2B-3. Staff has reviewed the proposed plans and building elevations and they comply
with the required standards.
Access (UDC 11-3A-3):
Access is proposed on the site plan via S. Benchmark Ave., a collector street, and a driveway from W.
Franklin Rd. approved with the preliminary plat (H-2020-0074).
Parking (UDC 11-3C):
A minimum of one (1) off-street parking space is required for every 500 square feet (s.f.) of gross
floor area of the office space (depicted as retail on the landscape plan) – parking is not required for
the storage structures. Based on 862 s.f., a minimum of one (1) parking space is required. A total of
eight (8) parking spaces are proposed, exceeding UDC the minimum standards.
A minimum of one (1) bicycle parking space is required for every 25 vehicle parking spaces per UDC
11-3C-6G. Bases on eight (8) vehicle parking spaces, a minimum of one (1) bicycle parking space is
required. A bicycle rack is depicted on the landscape plan.
Landscaping (UDC 11-3B):
A 20-foot wide street buffer is required along S. Benchmark Ave., a collector street, landscaped per
the standards listed in UDC 11-3B-7C. Landscaping is proposed in excess of the minimum standards.
There are no residential uses abutting this site; therefore, a buffer to residential uses is not required.
Parking lot landscaping is proposed in accord with the standards listed in UDC 11-3B-8C.
Pathways:
No pathways are required with this application. The Ten Mile pathway will be located on the south
side of the Ten Mile Creek.
Outdoor Lighting (UDC 11-3A-11):
All outdoor lighting is required to comply with the standards listed in UDC 11-3A-11C unless
otherwise approved through alternative compliance. Light fixtures that have a maximum output of
1,800 lumens or more are required to have an opaque top to prevent up-lighting; the bulb shall not be
visible and shall have a full cutoff shield in accord with Figure 1 in UDC 11-3A-11C.
Details of the lighting proposed on the site that demonstrate compliance with the standards
listed in UDC 11-3A-11 should be submitted with the Certificate of Zoning Compliance
application.
Fencing (UDC 11-3A-7):
Fencing is depicted on the landscape plan along the perimeter of the site where there is a space
between buildings to enclose the site for security purposes. Metal panel siding is proposed as a
fencing material as shown on the elevations in Section IX.C.
Building Elevations:
Conceptual building elevations and perspectives were submitted for the proposed structures as shown
in Section IX.C. Building materials consist of EIFS in four (4) different colors, brick, metal standing
seam roof and metal awnings. Final design is required to comply with the architectural design
guidelines in the Ten Mile Crossing Design Guidelines.
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Certificate of Zoning Compliance (UDC 11-5B-1):
A Certificate of Zoning Compliance (CZC) is required to be submitted for the proposed use prior to
submittal of a building permit application to ensure compliance with UDC standards and the
conditions listed in Section X.
Design Review (UDC 11-5B-8):
An application for Design Review is required to be submitted to the Ten Mile Crossing Design
Review Board prior to submission to the City for a CZC as set forth in the Ten Mile Crossing Design
Guidelines.
VIII. DECISION
A. Staff:
Staff recommends approval of the proposed conditional use permit with the conditions in Section
X per the Findings in Section XI.
IX. EXHIBITS
A. Site Plan (date: 8/2/2021)
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B. Landscape Plan (date: 8/2/2021)
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C. Elevations (dated: 4/22/21)
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X. CITY/AGENCY COMMENTS & CONDITIONS
A. Planning
1. The Applicant shall comply with the specific use standards listed in UDC 11-4-3-34 – Self-
Service Storage Facility.
2. Outdoor lighting shall comply with the standards listed in UDC 11-3A-11. Lighting details
shall be submitted with the Certificate of Zoning Compliance application that demonstrate
compliance with these standards.
3. A street light plan will need to be included in the building permit application. Street light plan
requirements are listed in section 6-7 of the City's Design Standards. A copy of the standards
can be found at http://www.meridiancity.org/public_works.aspx?id=272 .
4. A portion of this project lies within the Meridian Floodplain Overlay District. Prior to any
development occurring in the Overlay District a floodplain permit application, including
hydraulic and hydrologic analysis is required to be completed and submitted to the City and
approved by the Floodplain Administrator per MCC 10-6. A larger setback from the
floodplain may remove the need for floodplain permit.
5. The facility hours of public operation shall be limited to 6:00 a.m. to 11:00 p.m. because the
property abuts a residential zoning district per UDC 11-4-3-34E.
6. The subject property shall be subdivided prior to issuance of any Certificates of Occupancy
for the site as set forth in the Development Agreement.
7. An application for Design Review is required to be submitted to the Ten Mile Crossing
Design Review Board prior to submission to the City for a Certificate of Zoning Compliance
as set forth in the Ten Mile Crossing Design Guidelines.
8. A Certificate of Zoning Compliance application is required to be submitted to the Planning
Division and approved prior to submittal of a building permit application.
B. Public Works
Site Specific Conditions of Approval
1. The future sewer main extension in S. Benchmark Avenue should be shown as a 12’’
diameter pipe.
2. The water main extension in S. Benchmark Avenue must be a 12’’ diameter pipe.
3. Fire hydrants must have a 6’’ diameter lateral. The hydrant on the east side of the project
shows a 2’’ diameter lateral.
4. Connect to the existing water main stub from Twelve Oaks Villas Subdivision on the east
property boundary.
5. A street light plan will need to be included in the civil construction plans. Street light plan
requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A
copy of the standards can be found at
http://www.meridiancity.org/public_works.aspx?id=272.
6. A reclaimed water connection will not be required.
7. A portion of this project lies within the Meridian Floodplain Overlay District. Prior to any
development occurring in the Overlay District, a floodplain permit application, including
hydraulic and hydrologic analysis is required to be completed and submitted to the City for
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review by the Floodplain Administrator per MCC 10-6. A larger setback from the floodplain
may remove the need for a floodplain permit.
General Conditions of Approval
8. 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.
9. 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.
10. 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. 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.
11. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 9-1-28.C). 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.
12. Any structures that are allowed to remain shall be subject to evaluation and possible
reassignment of street addressing to be in compliance with MCC.
13. 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.
14. Any wells that will not continue to be used must be properly abandoned according to Idaho
Well Construction Standards Rules administered by the Idaho Department of Water
Resources. The Developer’s Engineer shall provide a statement addressing whether there are
any existing wells in the development, and if so, how they will continue to be used, or
provide record of their abandonment.
15. 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.
16. All improvements related to public life, safety and health shall be completed prior to
occupancy of the structures.
17. 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.
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18. 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.
19. Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
20. Developer shall coordinate mailbox locations with the Meridian Post Office.
21. 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.
22. The design engineer shall be required to certify that the street centerline elevations are set a
minimum of 3-feet above the highest established peak groundwater elevation. This is to
ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above.
23. 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.
24. 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.
25. 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. Ada County Highway District (ACHD)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=238713&dbid=0&repo=MeridianC
ity
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=237350&dbid=0&repo=MeridianC
ity
A Traffic Impact Study (TIS) was not required for this development.
D. Fire Department
1. Access: All electric gates are required to be 20’ in width and equipped with a Fire
Department key switch as set forth in International Fire Code Section 503.6 & National Fire
Protection Standard 1141, Section 5.3.17.3.
2. Access: This project will be required to provide a 20’ wide swing or rolling emergency access
gate as set forth in International Fire Code Sections 503.5 and 503.6. The gate shall be
equipped with a Knoxbox padlock which has to be ordered via the website
www.knoxbox.com. All gates at the entrance to fire lanes shall be located a minimum of 30
feet from the roadway and shall open away from the roadway, unless other provisions are
made for safe personnel operations as set forth in National Fire Protection Association 1141,
Section 5.3.16 - 2017 edition.
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3. Roadways: Private Alleys and Fire Lanes shall have a 20’ wide improved surface capable of
supporting an imposed load of 80,000 lbs. All roadways shall be marked “No Parking Fire
Lane” per International Fire Code Sections 503.3 & D103.6.
E. Nampa & Meridian Irrigation District (NMID)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=237584&dbid=0&repo=MeridianC
ity
XI. 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 of the C-G zoning district for the
proposed use. Therefore, 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 use will be harmonious with the Comprehensive Plan in that it will
provide a needed service within close proximity of area residences and will contribute to the mix
of uses desired in the MU-COM designation.
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.
Staff finds the design, construction, operation and maintenance of the proposed use with the
conditions imposed, should be compatible with the other commercial and residential uses existing
and proposed in this area and will not adversely change the essential character of the area.
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 X 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.
Staff finds the proposed use will be serviced adequately by all of the essential public facilities and
services listed.
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.
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Staff finds the proposed use should not involve any activities or processes that will 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)
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.