PZ - Staff Report for 3-21 STAFF REPORT C�I
w IDIAN --
COMMUNITY DEVELOPMENT DEPARTMENT .►A H O
HEARING March 21,2024 Legend
DATE:
®Project Location
TO: Planning&Zoning Commission
FROM: Linda Ritter,Associate Planner
208-884-5533
SUBJECT: H-2023-0058 Cityside Storage—MDA ` r
CUP
LOCATION: 2755 N. Eagle Road in the NE '/4 of
Section 5,Township 3N.,Range 1E.
T
I. PROJECT DESCRIPTION
Modification to the existing Development Agreements (DA)(Inst. #104107406 amended as Inst.
#107044347)to exclude the subject property and parcel#R0945580265,which limits the types of
uses and building square footage to 32,500. The new DA would allow one of the properties to
develop with a storage facility and increase the building square footage to 135,000 square feet with a
building footprint of 32,500; and a Conditional Use Permit for a storage facility, self-service.
II. SUMMARY OF REPORT
A. Project Summary
Description Details
Acreage 2.08 acres
Future Land Use Designation Mixed-Use Regional(MU-RG)
Existing Land Use Vacant
Proposed Land Use(s) Storage Facility, Self-Service
Current Zoning J1111" General Retail&Service Commercial(C-G)
Physical Features(waterways, NA
hazards,flood plain,hillside)
Neighborhood meeting date;#of 9/26/2023 via Zoom; 0 people attended
attendees:
History(previous approvals) AZ 05-057,RZ-05-019,PP-05-019,CUP-05-052,PS-05-002,FP-07-012,
and DA Instr.#1040107406� PBA-2022-0021
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III. APPLICANT INFORMATION
A. Applicant:
Peter Stuhlreyer,Designhaus Architecture,LLC—3300 Auburn Road, Suite 300,Auburn Hills,
MI 48236
B. Owner:
Kent Hosac— 1775 W. State Street, Suite 340,Boise,ID 83702
C. Agent/Representative:
Same as Applicant
IV. NOTICING
Planning&Zoning City Council
Posting Date Posting Date
Newspaper Notification 3/5/2024
Radius notification mailed to
properties within 300 feet 3/l/2024
Public hearing notice sign posted
3/6/2024
on site
Nextdoor posting 3/4/2024
V. COMPREHENSIVE PLAN(HTTPS://WWW.MERIDIANCITY.ORGICOMPPLAN):
A. Future Land Use Map Designation(https://www.meridiancity.org/compplan)
This property is designated Mixed Use Regional on the Future Land Use Map(FLUM).
This designation provides a mix of employment,retail,and residential dwellings and public uses near
major arterial intersectionss for a full range of commercial uses to serve area residents and visitors.
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. Desired uses may include entertainment uses,major employment centers, clean
industry,and other appropriate regional-serving most uses. Sample zoning include: R-15, R-40, TN-
C, C-G and M-E.
No changes to the FLUM designation or zoning is proposed with this application.
B. Comprehensive Plan Policies (https://www.meridiancity.or /g compplan):
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):
• "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 water and sewer service is available and can be extended by the developer of the property
proposed to be annexed with development in accord with UDC 11-3A-21.
• "Encourage compatible uses and site design to minimize conflicts and maximize use of land."
(3.07.00)
Page 3
Storage facilities, self-serviced is an allowed use in the C-G zoning district through an approved
conditional use permit.Although the operation of a storage facility could be fairly low impact,
the current development agreement does not allow the use. Stafffeels the design of the proposed
development is not compatible for the following reasons:
o Excessive Height: The proposed building is set to exceed the height of the tallest building
in the immediate area significantly. This excessive height can lead to issues such as
visual impact, overshadowing neighboring structures, or altering the character of the
area.
o Visual Impact: The disproportionate height of the building may disrupt the visual
harmony of the surrounding area. It could potentially create an eyesore or clash with the
existing aesthetic.
o Overshadowing: The height of the proposed building might cast shadows over
neighboring structures, impacting their natural lighting and potentially their
functionality.
o Character of the Area: The proposed development may alter the character of the
neighborhood or area. Maintaining compatibility with existing structures is crucial for
preserving the overall aesthetics and functionality of the neighborhood.
• "Require all new development to create a site design compatible with surrounding uses through
buffering, screening,transitional densities, and other best site design practices."(3.07.01A)
With development a landscaped street buffer will be required along N. Cajun Lane. There is an
existing pathyway along the south side of the property in which the applicant is proposing
additional buffer for the residential properties to the south in accord with UDC standards.
• "Ensure development is connected to City of Meridian water and sanitary sewer systems and the
extension to and through said developments are constructed in conformance with the City of
Meridian Water and Sewer System Master Plans in effect at the time of development."
(3.03.03A)
The proposed development will be required to connect to City water and sewer systems with
development;services are required to be provided to and though this development in accord with
current City plans.
• "Require appropriate landscaping,buffers, and noise mitigation with new development along
transportation corridors(setback,vegetation,low walls,berms, etc.)."(3.07.01 C)
A 25 foot wide street buffer is required to be provided with development along N. Eagle Rd., an
arterial street,per UDC Table 11-2B-3, landscaped per the standards in UDC 11-3B-7C. There
is an existing landscape buffer along N. Eagle Road. The property owner is proposing an
additional ten (10)feet of landscaping along N. Eagle Road which exceed the required UDC
standards.
• "Reduce the number of existing access points onto arterial streets by using methods such as cross-
access agreements, access management, and frontage/backage roads, and promoting local and
collector street connectivity."(6.01.02B)
Access to the property is via N. Cajun Lane, a private road. There is no direct access to N. Eagle
Road from the property.
Page 4
• "Require urban infrastructure be provided for all new developments, including curb and gutter,
sidewalks,water and sewer utilities."(3.03.03G)
Curb, gutter and sidewalk was constructed with the road widening project along N. Eagle Rd.
Hook-up to City water and sewer service is required with development.
• "Support beautiful and high quality development that reinforces neighborhood character and
sustainability."(5.01.02)
Although the design of the building may be acceptable, the proposed building is set to exceed the
height of the tallest building in the immediate area significantly. This excessive height can lead to
issues such as visual impact, overshadowing neighboring structures, or altering the character of
the area.
• "Support and protect the identity of existing residential neighborhoods."(5.01.02E)
Staff feels this proposal does not protect the identity of the existing residential neighborhood as
the height of the proposed storage facility exceeds the tallest building in the immediate area by a
significant margin. This may lead to visual impact, overshadowing neighboring structures, or
altering the character of the area.Maintaining compatibility with the existing structures can be
crucial for the overall aesthetics and functionality of a neighborhood or area.
VI. STAFF ANALYSIS
The Applicant proposes to develop this site with a four(4) story self-service storage facility
containing 777 units and 15 exterior drive up self service storage units in climate controlled structures
for a total of 792 units.
The proposed use is subject to the following Specific Use Standards(UDC 11-4-3-34)—Storage
Facility, Self-Service: (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, chain-link shall not be allowed as
fencing material.
E. If abutting a residential district,the facility hours of public operation shall be limited to 6:00
a.m. to 11:00 p.m.
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-9.0 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. The use will be unattended.
H. The facility shall have a second means of access for emergency purposes as determined by
the Fire Marshal.
Page 5
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.
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):
The proposal would meet the dimensional standards for setbacks, landscape buffers,parking and
height requirements. However, the existing development agreement does not allow storage
facilities as a use without an amendment.
Staff ,finds the proposed storage facility, self-service if approved at the requested height and
square footage would not maintain compatibility with existing structures which is crucial not only
for aesthetics but also for the functional integration of the new development into the community.
The proposed height will not be harmonious with adjacent residential and commercial uses and
will negatively impact these uses as it may lead to overshadowing of neighboring structures, and
alterations to the area's character which are a concern. Therefore staff recommends the building
height not exceed 35 feet in height which is consistent with the adjacent stuctures in the area.
Hours of Operations(UDC 11-213-313):
The UDC(11-2B-3B) limits business hours of operation in the C-G zoning district from 6:00 a.m.
to 11:00 p.m. when the property abuts a residential use or district; extended hours may be
requested through a CUP. These restrictions apply to all business operations occurring outside an
enclosed structure, including,but not limited to,customer or client visits,trash compacting, and
deliveries. These restrictions do not apply to business operations occurring within an enclosed
structure,including,but not limited to,cleaning,bookkeeping, and after hours work by a limited
number of employees.
The applicant is proposing to operate the business within the following hours:Monday through
Sunday- 6 a.m. to 11 p.m.
Access(UDC 11-3A-3,11-3H-
Access to the site is from the existing forty foot(40)private road N. Cajun Lane via Ustick Road
or E. Seville Lane from N. Eagle Road. There is no direct access to the property from N. Eagle
Road.
Parking(UDC 11-3C):
A minimum of one(1) off-street parking space is required for every 500 square feet(sf.) of gross
floor area of the office space—parking is not required for the storage structures. Based on 862
sf., 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.
Sidewalks(UDC 11-3A-1 n:
There is an existing detached ten (10)foot sidewalk along N. Eagle Road and an existing five (5)
foot sidewalk along N. Cajun Lane. Per the Parks Department, multi-use pathways already exist
in this area. No additional pathways are required with this project. Pedestrian lighting along
Page 6
Eagle Road shall meet the requirements of UDC 11-3H-4Cpost and luminaire. Historical type
lighting per the Meridian city standard specifications, except the height shall be fourteen (14)
feet.
Landscaping(UDC 11-3B):
There is an existing twenty(20)foot landscape buffer with a ten (10)foot detached sidewalk
along N. Eagle Road an arterial street. The property owner is proposing an additional ten (10)
feet of landscaping along N. Eagle Road which shall be installed per the standards listed in UDC
11-3B-7C.
A 25 foot wide buffer is required to the residential land use to the north as set forth in UDC
Table 11-2C-3 and 11-4-3-34F, landscaped per the standards listed in UDC 11-3B-9C.
There is existing landscaping along the multi-use pathway along the southern property boundary
which was installed with the previous development per the standards listed in UDC 11-3B-12C.
There are no existing trees on this site other than the landscaping along the pathway which will
not be removed and protected during construction.
Fencing(UDC 11-3A-6,11-3A-7)•
The site plan depicts a faux stucco wall enclosing the property.
Outdoor Lighting(UDC 11-3A-111
All outdoor lighting is required to comply with the standards listed in UDC 11-3A-11 C. 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 I in UDC 11-3A-11 C.
Utilities (UDC 11-3A-21):
Water and sewer services were installed with the construction of N. Cortona Way and stubbed to
the parcel. Street lights were installed to the east across N. Cortona Way with the construction of
N. Cortona Way. No additional street lights are being proposed with this development.
Waterways(UDC 11-3A4mj:
There are no waterways on the property. The Finch Lateral is located on the property to the
south.
Structure and Design Standards (UDC 11-3A-19 I Architectural Standards Manual):
Conceptual building elevations were submitted for the proposed structure as shown in Section
VIII(C). Building materials consist of metal panels and stone pattern tiles. Final design is
required to comply with the design standards in the Architectural Standards Manual(ASM) and
the recorded agreement.
DEVELOPMENT AGREEMENT MODIFICATION(MDA)
The Applicant is requesting a modification to the existing Development Agreement [Inst.
#107044347 to include storage facility as an allowed use and increase the building square footage to
135,000 square feet with a maximum buiding footprint of 32,500 square feet. This requires City
Council action with a recommendation from the Planning Commission on the requested height and
square footage.
The existing development agreement only allows uses such as retail,restaurant and office. A storage
facility is not considered office nor retail as UDC 11-1A-1 defines retail as follows:
Page 7
The use of a site that offers merchandise to the public for monetary compensation. The use
includes, but is not limited to, convenience stores;food stores; apparel and accessories
stores; book, computer, and music stores; electronics and appliances;florists;furniture
and home furnishings;general merchandise stores; health and personal care stores;
hobby, office supplies, stationery and gift stores;specialty stores;sporting goods; and used
merchandise stores.
Therefore, storage facility is not allowed without an amendment to the existing development
agreement.
The existing development agreement has a maximum square footage of one single building in the C-
G portion of the project that shall not exceed 32,500 square feet. The applicant's request is almost
four(4)times the square footage for the proposed storage facility than allotted to the existing
commercial businesses within this subdivision.
Staff recommends the applicant enter into a new development agreement(DA) as there are too
many owners subject to the previous agreements.The new DA should also include parcel
number R0945580265 along with a revised concept plan and commercial/office building
elevations showing future development of this parcel.A provision in the new DA will limit the
height of all buildings to a maximum height of thirty-five(35)feet.Fifteen(15) days prior to the
City Council hearing,the applicant should provide a revised concept plan,commercial/office
building elevations, and a legal description of the property that will be subject to the new DA.
A comparison table was put together showing the square footage of the existing buildings in the area.
Square Footage Comparison Table
Development Name Address Square Feet
Cityside Storage 2775 N. Eagle Rd 126,084
Discount Tire 2821 N. Eagle Rd 6,947
Mason Retail Bldg 2847 N. Eagle Rd 5,904
Mason Creek Retail Bldg 2959 N. Eagle Rd 7,682
Duplexes Bienville Square No. 2 &3—R-15
SFRs Bienville Square subdivision-R-8
Page 8
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54.5'
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The comparison table showing the height of existing buildings in the area is a valuable tool for
assessing the proposed development's impact on the neighborhood's visual harmony and overall
character. A 64%increase in height compared to the tallest building in the immediate area is a
significant difference that warrants careful consideration.
Visual impact, overshadowing of neighboring structures, and alterations to the area's character are a
concern.Maintaining compatibility with existing structures is crucial not only for aesthetics but also
for the functional integration of the new development into the community. The proposed
development should enhance rather than detract from the overall quality and character of the area.
Height Comparison Table
Development Name Address Height
Cityside Storage 2775 N. Eagle Rd 54.5'
Discount Tire 2821 N. Eagle Rd 26'
Mason Retail Bldg 2847 N. Eagle Rd 30.2'
Mason Creek Retail Bldg 2959 N. Eagle Rd 25.46'
Duplexes Bienville Square No. 2 &3—R-15 24.6'
SFRs Bienville Square subdivision-R-8 35'
The applicant feels the proposed location will create a better transition with the existing residential
areas by moving the mass of the building away from those residential areas and towards Eagle Road
Page 9
to the east and the existing commercial to the north. The applicant also feels the scale of the
building makes the project much more economically feasible since the high cost of the land can be
spread across more units. Third,the applicant states the proposed height of 54.5 feet conforms with
the existing C-G zoning allowance of 65 feet,which was a significant consideration in the
developer's decision to purchase the land.
Although the applicant has put forth several arguments in favor of the proposed location and
building scale, emphasizing the transition with existing residential areas, economic feasibility, and
adherence to zoning regulations. Staff has concerns regarding the compatibility of the proposed
building with the surrounding structures.
The applicant's points about transitioning the mass of the building away from residential areas,
optimizing economic feasibility through scale, and conforming to the existing zoning regulations are
significant factors. However, it's crucial to consider the visual and architectural harmony within the
surrounding context.
The images provided by the applicant and staff suggest that the proposed building may not blend
well with the immediate area,particularly in comparison to the existing structures. The suggestion
made during the preapplication meeting,recommending a design that aligns better with the
development on the east side of Eagle Road where multi-story apartment buildings are prevalent,
could be a valid consideration.
Balancing economic feasibility,zoning regulations, and aesthetic integration into the existing
environment is often a complex task. It may be beneficial for the applicant to explore design
modifications that address the visual compatibility concerns while still meeting their economic
objectives and conforming to zoning requirements.
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Based on the information provided above, staff is not in favor of recommending approval of the
Development Agreement modification to increase the square footage from 32,500 to 135,000 with a
32,500 building footprint. Staff is in favor of recommending approval of the Development
Agreement modification and CUP for a storage facility with a maximum height of 35 feet and
building square footage of 32,500.
VII. DECISION
A. Staff:
Approval:
Staff recommends approval of the proposed modification to the Development Agreement and
Conditional Use Permit per the DA provisions and conditions in Sections IX and the Findings in
Section X.
Page 12
VIII. EXHIBITS
A. Site Plan (12/06/23)
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B. Landscape Plan(12/06/23)
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C. Building Elevations (12/06/23) (NOT APPROVED)
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D.Existing Development Agreement
4. USES PERMITTED BY THIS AGREEMENT:
The uses allowed pursuant to this Agreement are only those uses allowed under City's
Zoning Ordinance codified at Meridian Unified Development Code§ 11-2A-2 and 11-2B-2
which are herein specified as follows:
Construction and development of up to 54 Single Family Residential lots,22
Multi Family Residential lots, 14 common lots and up to 7 commercial/office lots(to
include up to 65,000 square feet of retail/restaurant/and office uses in the proposed C-G
zone)pertinent to AZ-05-057, PP-05-059, RZ-05-019, PS-05-002 and
CUP-05-052 applications.
Part of the 28.48 acre site was approved for annexation with a Development Agreement in
April,2004 under the name of Kissler Annexation(file no. AZ 03-018). The DA, instrument
no. 104107406,requires that anyfuture use be approved either though a site specific CUP
application or a Planned Development. A concept plan for the overall site was submitted
with the application for informational purposes.
4.2 No change in the uses specified in this Agreement shall be allowed without modification of
this Agreement.
Page 15
5. DEVELOPMENT IN CONDITIONAL USE:
Owner/Developer has submitted to City an application for conditional use permit site plan
dated February 13, 2006, and shall be required to obtain the City's approval thereof, in
accordan.ce to the City's Zoning and Development Ordinance criteria, therein, provided,
prior to, and as a condition of, the commencement of construction of any buildings or
improvements on th.e Property that require a conditional use permit. No new buildings are
approved for construction under this conceptual CUP/PD application. Except for the single
family Jots,all future buildings on this site shall require approval of design review at staff level
prior to submittal of any Certificate of Zoning Compliance application and/or building
permit.
6. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY:
6.1 Owner/Developer shall develop the Property in accordance with the following special
conditions:
1. The site has an existing development agreement fustrument No. 104107406. The
entire 28.48 acres shall have a new development agreement which shall incorporate
the DA from the prior approval of 2003-2004 and include any further restrictions as
detailed in this report.
2. That all future uses shall not involve uses,activities,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.
3. That all future development of the subject property shall be constructed in accordance with
City of Meridian ordinances in effect at the time of the development.
4. That the applicant be responsible for all costs associated with the sewer and water service
extension.
5. That any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service,per City OrdinanceSection 5-7-517,when services
are available from the City of Meridian. Wells may be used for non-domestic purposes
such as landscape irrigation.
6. That the maximum building footprint square footage of the C-G portion of the project shall
not exceed a 20%increase or decrease of 54,000 sq. ft. for a minimum of 43,200 sq. ft. and a
maximum of 65,000 sq. ft. That the maximum square footage of one single building in the C-
G portion of the project shall not exceed 32,500 square feet,which is approximately%2 of the
maximum allowable commercial square feet on this property.
7. That prior to issuance of any certificate of zoning compliance all landscaping shall be
constructed along the southern and eastern property boundary and along Eagle Road to the
point of connection with adjoining projects. The commercial/office lots should include either
a permanent easement or be redesigned to include landscaping in common lots.
8. The applicant has committed a plan to provide a pathway with specific fencing along the
southern and western boundaries. The fencing plan shall be constmcted as detailed at the
public hearing on April 4,2006.
9. The applicant has shown several elevations for both the alley accessed residential,
condominium, and detached single family residential products. The elevations shall be in
Page 16
substantial confonnance to the elevations presented at the April 18,2006 hearing. These
elevations shall have similar modulation and treatments to the elevations presented to council
as determined by the Planning Director.
10. The elevations for the commercial/office buildings shall substantially comply with the
elevations submitted by the applicant at the April 18, 2006 hearing. Further,the applicant
shall coordinate with the developer of Sadie Creek Promenade to create a unified appearance
throughout both projects.
11. The applicant shall coordinate with the Meridian Parks Department and Nampa Meridian
Irrigation District to define the location of the multi use pathway,bridge maintenance, and
landscaping along the Finch Lateral.
E. Applicant's Proposed Modifications to the Development Agreement Lanaguage
Provisions with Proposed Changes in Strike-Out/Underline Format:
4 USES PERMITTED BY THIS AGREEMENT:
4.1 Genstmetion and develepmen4 of up to 54 Single Family Residential lots, 22 Multi Family
Residential lots, 14 eemmen lots a-ad W to 7 eemmer-eial/effiee lots(to ineltide up to 65,000
squar-e feet of r-etail/FesidepAial/and offiee uses in in the proposed C G zone)peftinent to AZ
4.3 The construction and development of a self-storage facility on Parcel No.R0945580275
(2755 N. Eagle Road)with combined building footprints of up to 36,000 square feet and a
combined dross building area over multiple stories of up to 135,000 square feet.
Change: We propose to add a new Section 4.3 that specifies the use self-storage use and
adds (for our parcel) the combined building footprints (36K sq) and the combined
building area (135K sj).
Note: The 3Yd Addendum (518114) inadvertently deleted the commercial/office language
in Section 4.1 of the 2nd Addendum (2121113), so the original commercial/off ce
language technically no longer exists.
6. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY:
6.1.6 That the maximaim square footage of the G G pai4ian of the pr-ojeet shall fiet&Eeeed a
0
deer-ease f 54 000 sq. ft f a minimum f n 3,200 sq. ft. ra . maximtffn 0
65,000 sq. A. That the maximem square footage of one single building in the C G pet4ion o
,�of the maximu
allowable, .,l s e feet`.., this p pe ft,.
6.1.6 The maximum square footage for the footprint of a single building within the C-G portion of
the project shall not exceed 32,500 square feet. The maximum square footage for the
combined footprints of all buildings within the C-G portion of the project shall not exceed
75,000 square feet.
Change: We propose to change the restrictions to limit "building footprints"rather than
"building area", with limits of 32.5K sf for a single building and 75K for the
entire commercial subdivision.
Note: The Pt Addendum (3129107)specifies building area limits of 32.5K sffor a single
building and 65K sf for the entire commercial subdivision. The footprints of the
existing buildings total 28,247 sf(according to the Ada County Parcel Viewer).
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6. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY:
6.1.10 The elevations for the eonvnereiaPeffiee boildings shall substantially comply with th
elevations submitted by the applieant at the April 18, 2006 hearing. Further-,the appliewnt
shall eeor-dineAe with the de�,,eloper of Sadie Greek Promenade to erea4e a tMi
6.1.10 The elevations for the proposed buildings on Parcel No. R0945580275 (2755 N. Eagle Road)
shall comply with the elevations in the CUP approved concurrently with this 5th Addendum.
Elevation requirements for all other commercial/office buildings in the C-G portion of the
project shall remain unchanged.
Change: Comply with the new elevations contained in our CUP application rather than the
elevations originally submitted on 4118106.
Note: The Is`Addendum (3129107)specifies compliance with the elevations submitted by
the former applicant on 4118106.
IX. CITY/AGENCY COMMENTS
A. PLANNING DIVISION
1. Development Agreement Modification
Fifteen(15)days prior to the City Council hearing,the applicant shall provide the
revised concept plan that includes parcel R0945580265,commercial/office building
elevations and a legal description of the property subject to the new DA.
1.1 The new DA shall be signed by the property owner and returned to the Planning Division
within six(6)months of the City Council approval of the Findings. The DA shall,at
minimum,incorporate the following provisions:
a. Future development of this site shall be generally consistent with the concept plan and
conceptual building elevations included in Section VIII and the provisions contained
herein.
b. The future use of this site is limited to the self-service storage facility, office, and retail
uses. All buildings shall not exceed thirty-five(35) feet in height.
2. Conditonal Use Permit
2.1 The Applicant shall comply with the specific use standards listed in UDC 11-4-3-34—Self-
Service Storage Facility.
2.2 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.
2.3 Add decorative pedestrian lighting along Eagle Road that meet the requirements of UDC 11-
3H-4C post and luminaire.
2.4 Protect the existing landscaping on the site during construction,per UDC 11-3B-10.
2.5 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.
2.6 A Certificate of Zoning Compliance and Design Review application is required to be
submitted to the Planning Division and approved prior to submittal of a building permit
application.
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2.7 The conditional use permit is 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 as set forth in UDC 11-5B-6.A time extension may be
requested as set forth in UDC 11-5B-6F.
B. PUBLIC WORKS
https:llweblink.meridiancity.orylWebLinkIDocView.aspx?id=331424&dbid=0&repo=MeridianC
hty
C. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https:llweblink.meridiancity.orzlWebLinkIDocView.aspx?id=331434&dbid=0&repo=MeridianC
D. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https:llweblink.meridiancity.org/WebLink/DocView.aspx?id=331434&dbid=0&r0o=MeridianC
hty
E. IDAHO TRANSPORTATION DEPARTMENT(ITD)
https:llweblink.meridiancity.orgJ ebLink1DocView.aspx?id=331434&dbid=0&repo=MeridianC
X. FINDINGS
Conditional Use(UDC 11-5B-6)
Findings: 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.
Staff finds the site is large enough to accommodate the proposed use (i.e. storage facility, self-
service)and can meets all of the dimensional and development regulations of the C-G zoning
district.
2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord
with the requirements of this title.
Stafffinds the proposed storage facility, self-service if approved at the requested height and
square footage would not maintain compatibility with existing structures which is crucial not only
for aesthetics but also for the functional integration of the new development into the community.
The proposed height will not be harmonious with adjacent residential and commercial uses and
will negatively impact these uses as it may lead to overshadowing of neighboring structures, and
alterations to the area's character which are a concern.
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.
Stafffinds the proposed height exceeds the tallest building in the immediate area by a significant
margin, and may lead to overshadowing of neighboring structures, and alterations to the area's
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character which are a concern. Maintaining compatibility with the existing structures is crucial
for the overall aesthetics and functionality of a neighborhood or 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.
Staff ,finds the proposed storage facility, self-service if approved at the requested height and
square footage would not maintain compatibility with existing structures which is crucial not only
for aesthetics but also for the functional integration of the new development into the community.
The proposed height will not be harmonious with adjacent residential and commercial uses and
will negatively impact these uses as it may lead to overshadowing of neighboring structures, and
alterations to the area's character which are a concern.
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 can be served by essential public facilities and services as required;
the proposed use (i.e. storage facility, self-service) will not have an impact to the provision of
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.
Stafffinds the proposed use (i.e. storage facility, self-service) will not create 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.
Staff ,finds the proposed use (i.e. storage facility, self-service), 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.
Stafffinds the proposed storage facility, self-service if approved at the requested height and
square footage would not maintain compatibility with existing structures which is crucial not only
for aesthetics but also for the functional integration of the new development into the community.
The proposed height will not be harmonious with adjacent residential and commercial uses and
will negatively impact these uses as it may lead to overshadowing of neighboring structures, and
alterations to the area's character which are a concern.
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)
Stafffinds the proposed use (i.e. storage facility, self-service) will not result in the destruction,
loss or damage of any such features.
9. Additional findings for the alteration or extension of a nonconforming use:
a. That the proposed nonconforming use does not encourage or set a precedent for additional
nonconforming uses within the area; and,
This finding is not applicable.
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b. That the proposed nonconforming use is developed to a similar or greater level of conformity
with the development standards as set forth in this title as compared to the level of
development of the surrounding properties.
This finding is not applicable.
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