Staff Report" Item #4F, G: Citadel Self-Storage (AZ-12.01.1; CUP-12.016)
Application(s):
- Annexation & Zoning
- Conditional Use Permit
. - Variance (City Council)
Size of property, existing zoning, and location: This site consists of 5 acres, is currently zoned RUT in Ada County, and is located
on the southwest corner of Chinden (Hwy 20/26) & N. Saguaro Hills Avenue.
Adjacent Land Use & Zoning:
North: Hwy 20-26, Castiebury Subdivision, zoned R-1 in Ada County
East: Commercial & residential uses, zoned C-C & R-15
South: Hightower Subdivision, zoned R-8
West: Church, zoned RUT in Ada County
History: NA
Summary of Request: The applicant requests approval to annex & zone 5.47 acres of land with a C-C zoning district, consistent with
the Comprehensive Plan FLUM designation of MU-C (Mixed Use -Community) for this site. The applicant proposes to develop the site
with aself-service storage facility consisting of 13 storage structures & an office. Staff is of the opinion the proposed use, along with
adjacent residential, commercial, and civic uses, combine to form a mix of uses as desired in MU-C designated areas such as this.
A CUP is requested for the development of aself-service storage facility in a C-C zoning district. There are specific use standards
listed in UDC 11-4-3-34 that apply to the proposed use. One such standard requires a sound attenuation wall be provided along the
boundary adjacent to a residential district - in this case, along the south boundary. When a wall is provided, the code also states
landscape buffers, which are typically 25-feet between commercial & residential uses, maybe reduced to 10 feet.
The applicant submitted an exhibit that shows the relationship between the residential homes along the southern property boundary
and the proposed storage facility. There is an existing 6-foot tall vinyl fence along the south boundary of the site. The rear walls of the
storage units are shown at 8' 9".
Building elevations of the proposed storage unit structures and the office building were submitted. Metal buildings are proposed along
the south & west boundaries and are not approved as they do not comply with design standards & do not provide sound attenuation as
required along the south boundary. All street facing walls are proposed to be constructed of masonry block; the office building will be
constructed of stucco.
A 35-foot wide street buffer is required along Chinden/SH 2O-26 & a 20-foot wide buffer is required along N. Saguaro Hills Way.
Because the proposed storage facility abuts a residential district, the hours of operation of the facility are required to be limited from 6
am to 11 pm.
As part of this application, the applicant also requests Council approval of a variance to UDC 11-3H-4 for an emergency access to the
site via Chinden/SH 2O-26. Director approval of Alternative Compliance to the parking standards listed in UDC 11-3C-6B is also
requested. _
Staff requests a modification to condition #1.2.15 -the code section cited (UDC 11-3H-4C.3) is not correct; it should read UDC 11-3H-
4C.4.
Written Testimony:
In opposition: Cosentino Family
In favor: Fred & Linda Sanz; Ed Caron; Revecca Pescevic; Hugh & Odessa Keckler; Paula Workland; & Karen Degrazian
Jon Wardle (response, to the staff report)
Staff Recommendation: Approval w/conditions
Notes:
STAFF REPORT
Hearing Date: November 15, 2012
TO: Planning & Zoning Commission E IDIAN~--
FROM: Bill Parsons, Associate City Planner I D A H O
(208) 884-5533
SUBJECT: AZ-12-011, CUP-12-016, VAR-12-003, ALT-12-007 -Citadel Self-Storage
Facility
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, B1, LLC has applied for annexation (AZ) and conditional use permit (CUP) approval
for aself-service storage facility consisting of fourteen (14) buildings on approximately five (5) acres
in a proposed C-C zoning district. Additionally, the applicant is seeking a variance for an emergency
access to Chinden Boulevard and alternative compliance to deviate from parking standards in the
Unified Development Code (UDC).
2. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed applications with the conditions listed in Exhibit B, based
on the Findings of Fact and Conclusions of Law in Exhibit D.
3. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval of File
Numbers AZ-12-011, CUP-12-016, VAR-12-003 and ALT-12-007 (optional) as presented in staff
report for the hearing date of November 15, 2012 with the following modifications: (Add any
proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial of File
Numbers AZ-12-O1 1, CUP-12-016, VAR-12-003 and ALT-12-007 (optional) during the hearing date
of November 15, 2012 for the following reasons: (You should state specific reason(s) for denial.)
Continuance
I move to continue File Numbers AZ-12-011, CUP-12-016, VAR-12-003 and ALT-12-007 (optional)
to the hearing date of (insert continued hearing date here) for the following reason(s): (You should
state specific reason(s) for continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
The site is located on the southwest corner of Chinden Boulevard and N. Saguaro Hills Way in
the NW '/4 of the NE'/4 of Section 30, T.4N., R.IE.
b. Owner/Applicant:
B1, LLC
PO Box 1610
Eagle, ID 83616
c. Representative: Jon Wardle, Conger Management Group (336-5355)
Citadel Self Storage Facility - AZ-12-O11, CUP-12-016, VAR-12-003 & ALT-12-007
PAGE 1
d. Applicant's Request: Please see applicant's narrative for this information.
5. PROCESS FACTS
a. The subject application is for annexation, conditional use permit and a variance. A public hearing
is required before the Planning & Zoning Commission and City Council on this matter, consistent
with Meridian City Code Title 11, Chapter 5.
b. Newspaper notifications published on: October 29, and November 12, 2012 (Commission);
c. Radius notices mailed to properties within 300 feet on: October 26, 2012 (Commission);
d. Applicant posted notice on site by: November 5, 2012 (Commission);
6. LAND USE
a. Existing Land Use(s): The subject site is vacant land; zoned RUT in Ada County.
b. Description of Character of Surrounding Area and Adjacent Land Uses and Zoning: There is
existing church to the west and county subdivision to the north. The property to the east is
developed with a commercial building and single-family residential homes. To the south are
single family homes as well.
1. North: Castlebury Subdivision, zoned R-1 (Ada County)
2. East: Hightower Subdivision, zoned C-C and R-15
3. South: Hightower Subdivision, zoned R-8
4. West: Church, zoned RUT (Ada County)
c. History of Previous Actions: NA
d. Utilities:
1. Public Works:
Location of sewer: N Saguaro Hills Ave
Location of water: N Saguaro Hills Ave and E Boulder Bar St
Issues or concerns: Secondary Water Connection or looped water system is needed.
e. Physical Features:
1. Canals/Ditches Irrigation: No major facilities. A small ditch is located along the western
boundary which will be tiled with the development of the property.
2. Hazards: Staff is not aware of any hazards that exist on the property.
3. Flood Plain: NA
4. Topography: NA
7. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject property is designated Mixed Use Community (MU-C) on the Comprehensive Plan
Future Land Use Map. There is a Neighborhood Center (NC) overlay designated on the plan for
the MU-C area.
The applicant is proposing a single use for the property; however a mix of uses (residential and
commercial) has developed in the area that supports the single use for this property. To the east
are developed and undeveloped commercial lots and townhome lots and to the south is developed
residential property.
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The mixed use designation encourages compatibility between all of the uses. Design
characteristics, among others, encourage compatible development patterns, character and
appearances. The
The proposed storage facility is an ideal use to buffer the single homes from the Highway 20/26.
The proposed use is not typical of an intense commercial development which generates large
volumes of traffic.
Staff is of the opinion this use could fit into the fabric of the surrounding mixed use community
however several items need to be addressed to ensure the property develops in a fashion
consistent with the comprehensive plan. The requested C-C zoning district is an appropriate zone
for the Mixed-use Community designation of the property.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply
to the proposed development (staff analysis in italics):
• Encourage and promote the preservation and expansion of Chinden Boulevard (US 20/26) by
ITD (Chapter 3, pg. 48).
The applicant has coordinated with ITD on the preservation of right of way (ROW) along the
Chinden corridor. The total ROW needed for this segment of corridor is 140 feet. The
submitted plans depict the 30 feet of additional ROW requested by ITD which is a
recommended Development Agreement (DA) as requested by ITD.
• Require appropriate landscape and buffers along transportation corridors (setback, vegetation,
low walls, berms, etc.) (Chapter 3, pg. 54).
The subject property abuts Chinden Boulevard on the north. The UDC requires a minimum
35 foot landscape buffer adjacent to this roadway. Said buffer must be landscaped in accord
with UDC 11-3B-7 C. The submitted landscape depicts a 35 foot wide landscape buffer. The
applicant is also proposing to landscape the ITD ROW to provide additional landscaping
along Chinden Boulevard. This requires approval from ITD and a license agreement for said
improvements.
A 20 foot wide landscape street buffer is required to be constructed along N. Saguaro Hills
Way. A portion of the site is not adjacent to the collector street however required landscape
buffer exists because it was installed with the development of the Hightower Subdivision. The
applicant is responsible for installing said buffer in accord with the standards listed in UDC
I1-3B-7C along the southeast corner of the property.
• Plan for a variety of commercial and retail opportunities within the Impact Area (Chapter 3,
pg. 51).
This area of Meridian is lacking aself-service storage facility.
• Protect existing residential properties from incompatible land use development on adjacent
parcels (Chapter 3, pg. 53)
A 6 foot vinyl fence exists along the southern boundary of the proposed development which
was installed with the residential subdivision. The UDC requires a 25 foot wide landscape
buffer between C-C zoned property and residential uses. The applicant believes a 10 foot
wide landscape buffer provides enough separation between the storage facility and the
existing homes given the low impacts associated with this type of use.
The applicant has provided an exhibit that demonstrates the views of the adjacent residences
in relation to the proposed storage facility. The applicant contends that the metal structure,
although 470 linear feet in length, is under 9 feet and will be screened adequately with
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landscaping and the existing 6 foot tall fence. Although this is considered a low impact
commercial use, staff is of the opinion additional buffering and a more aesthetic building
design is needed to ensure compatibility with the adjacent residential uses.
• Require screening and landscape buffers on all development requests that are more intense
than adjacent residential properties (Chapter 3, pg. 53).
The applicant is requesting a C-C zone with the subject annexation request. As mentioned
above, the UDC requires a 25 foot wide landscape buffer between C-C zoned property and
residential uses. The specific use standard allows this buffer to be reduced to 10 feet in width
if the building is to serve as the sound attenuation wall. Based on testimony from adjacent
residents, the operational aspects of the storage units and the additional trees recommended
for the buffer, staff is of the opinion the 25 foot wide buffer may be reduced.
• Require neighborhood and community commercial areas to create a site design compatible
with surrounding uses (Chapter 3, pg. 52).
The city has adopted a design manual to address compatibility between land uses. The
applicant is proposing a commercial development adjacent to a residential subdivision.
Specifically, the applicant is proposing to develop the site with thirteen (13) storage building
and one office building. The Meridian Design Manual and the UDC emphasizes a mix of
materials and variations in roof planes along public spaces and public streets. The applicant
has done an adequate job with addressing the street facing elevations.
However, along the southern boundary, the applicant is proposing a 470 linear feet of
continuous metal structure that provides no modulation in the wall plane or variation in the
roofline.
Because a portion of this building is visible from the adjacent residences, staff is of the
opinion the applicant should modulate the rear facade and provide variation in the roof
plane in accord with the Meridian Design Manual and the UDC. Further, the design
standards in the UDC restrict the use of metal siding as a primary building material. The
applicant needs to provide additional materials on the west facade as well. These concerns
can be addressed through Administrative Design Review if the proposed applications are
approved.
• Maintain integrity of neighborhoods to preserve values and ambiance of areas (Chapter 3, pg.
52).
If the applicant complies with the design guidelines outlined in the Meridian Design Manual,
UDC design standards and specific use standards, staff is of the opinion the proposed use
should protect the integrity of the neighborhood.
• Restrict private curb cuts and access points on collectors and arterial streets (Chapter 3, pg.
54)
One access point has been provided from the adjacent collector road (N. Saguaro Hills
Drive). Because the specific use standards require a second access to the storage facility, the
applicant has submitted a variance to obtain access from Chinden Boulevard. The secondary
access point is predicated on approval from Council and ITD.
Staff is of the opinion that the proposed use is generally consistent with the Comprehensive Plan and
is generally compatible with the existing and future surrounding uses based on the analysis above.
8. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of Zone: The purpose of the commercial districts is to provide for the retail
Citadel Self Storage Facility-AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007
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and service needs of the community in accordance with the Meridian comprehensive plan. Six (6)
districts are designated which differ in the size and scale of commercial structures accommodated
in the district, the scale and mix of allowed commercial uses, and the location of the district in
proximity to streets and highways.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2B-2 lists the principal permitted,
accessory, conditional, and prohibited uses in the C-C zoning district. The proposed self-service
storage facility requires conditional use permit (CUP) approval in the C-C zoning district.
Compliance with the specific use standards listed in UDC 11-4-3-34 for the use is also required.
C. Dimensional Standards: Development of the site shall comply with the dimensional standards
listed in UDC 11-2B-3 for the C-C zoning district.
D. Landscaping
1. UDC 11-3B-8C regulates the parking lot standards of the development code (see section 9
below for further analysis).
2. UDC 11-3B-9C regulates the landscape buffers adjacent to residential land uses (see section 9
below for further analysis).
3. Width of street buffer(s): 35 feet along Chinden Boulevard; and 20 feet along N. Saguaro Hills
Way.
E. Off-Street Parking: UDC 11-3C-6B requires 1 space for every 500 square feet of gross floor area;
a total of 81,892 square foot of building area is proposed. Based on this amount, 164 parking
stalls would be required; three (3) are proposed (see section 9 below for further analysis).
F. Self-Service Uses: UDC 11-3A-16 lists the specific requirements for self service uses (see
section 9 below for further analysis).
9. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
AZ: The applicant has applied to annex and zone 5.47 acres of land with a C-C zoning district.
The requested zoning is consistent with the MU-C land use designation.
The rezone legal description submitted with the application (included in Exhibit C) shows the
boundaries of the property proposed to be annexed.
CUP: The UDC defines conditional use permit as a use that, owing to some special
characteristics attendant to its operation or installation is allowed in the district subject to the
approval of the Planning and Zoning Commission. Recognizing that a conditional use is an
allowed use, the purpose of this conditional use permit is to impose specific use standards
required for the proposed development to ensure it is compatible with the surrounding single
family residential development. Based on the comprehensive plan analysis in Section 7 and the
proximity of the use in relation to the single homes on the south boundary, Staff is of the opinion
that additional landscaping and design modifications are necessary to ensure capability with the
adjacent single family (see analysis below).
Building Elevations: The building elevations submitted with this application are included as
Exhibit A.4. The renderings the applicant submitted with the application demonstrate how the site
will be viewed from the public streets and the adjacent properties. All street facing facing walls
are proposed to be constructed of masonry block. The office building will be constructed of
stucco.
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The west and south elevations are to be long expansions of metal buildings with no relief in roof
and/or wall planes. Although the UDC design standards only require modulation in the wall
planes along public spaces and streets, other standards restrict the use of metal siding as an accent
material and the buildings must vary roof planes. Further, the Meridian Design Manual guidelines
encourage articulated building forms to break up blank wall segments, massing and roofs (Section
C. 2.3 Building Form). The applicant is required to comply with the design standards in accord
with UDC 11-3A-19 and demonstrate compliance with the guidelines in the Meridian Design
Manual.
Dimensional Standards: There are no setback requirements in the C-C zoning district. However,
where landscape buffers are required, buildings must be setback at least the width of the required
buffer. UDC 11-2B-3 requires a 35-foot wide buffer along Chinden Boulevard and a 20-foot wide
landscape buffer is required adjacent to N. Saguaro Hills Way. Said buffers are required to be
installed in accord with UDC 11-3B-7C. The applicant wishes to utilize the water wise concepts
outlined in UDC 11-3B-5. Staff is supportive of the concept and supports the request adjacent to
Chinden Boulevard and N. Saguaro Hills Way. This request must be approved through alternative
compliance.
Per UDC 11-4-3-34G, a 10-foot wide landscape buffer, instead of the 25-foot normally required,
between land uses may be allowed adjacent to the residential uses along the south property
boundary with construction of a sound attenuation wall. An existing 6-foot tall vinyl fence is
constructed along the north boundary of the residential homes that abut this property. The
applicant's proposal does not include a sound attenuation wall along the southern boundary. The
applicant contends the perimeter building, the existing 6-foot fence and the proposed 10-foot
wide landscape buffer act as an adequate sound buffering from the residences. While the UDC
does not provide a definition of a sound attention wall, the 10-foot buffer, the 20 deep storage
units which will be filled with stored materials separates the rear yards of the residences from the
internal drive aisles.
In addition, the applicant has provided justification of why they believe it is sufficient and has
provided letters from the majority of the home owners that support the use and the reduced
buffer. The applicant has also provided an exhibit that depicts the relationship between the
residential use and proposed storage facility (see Exhibit A.2).
Additionally, the landscape buffer adjacent to residential use requires denser landscape buffer to
be planted with a mix of plant materials. All of the trees shall result in a barrier that allows the
trees to touch at maturity. The UDC allows for a reduction in the number of trees (1 per 35 linear
feet) if a fence or wall is provided. In this case, there is an existing 6-foot tall fence constructed
with the Hightower Subdivision. Said buffer must be constructed in accord with UDC 11-3B-9C.
Staff recommends the applicant provide a denser which includes a mix of planting materials and
trees that touch at maturity.
Based on the evidence submitted by the applicant and the written testimony, the applicant may
ask for the reduced buffer width.
Site Plan: The applicant submitted a CUP application and a site plan, prepared by JDE, dated
10/09/12, labeled as Site Plan 0.0. The site plan depicts 13 new storage unit structures (labeled A-
M), a 610 square foot office building and associated site improvements on 5 acres of land. The
total square footage of the proposed structures is approximately 81,892 square feet, totaling 476
enclosed storage units. Per UDC 11-2B-2, self-service storage facilities require CUP approval in
the proposed C-C zoning district subject to specific use standards. As noted above, staff is
recommending changes to the submitted plans.
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As mentioned earlier, this property does not front entirely on N. Saguaro Hills Way. With the
development of the Hightower Subdivision, a 6-foot vinyl fence and a portion of the required
landscape buffer was constructed. The applicant is proposing a decorative block facade along the
east side of the roadway. Since the east facade is more prominent that a 6-foot vinyl fence, staff
recommends the applicant coordinate with the Hightower HOA for the removal of the fence.
Self-Service Storage Facilities: Per UDC 11-4-3-34, there are Specific Use Standards that apply
to the proposed use of the property as follows:
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. The applicant must comply with this
requirement.
B. On-site auctions of unclaimed items by the storage facility owners shall be allowed as a
temporary use in accord with Section 11-3E temporary use requirements of this Title. The
applicant must comply with this requirement.
C. The distance between structures shall be a minimum of twenty-five feet (25'). All of the
proposed storage buildings meet or exceed the 25 foot distance requirement except along
the south boundary. The applicant has provide sufficient evidence to ask for the 10 foot
landscape buffer.
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. The applicant has designed the site so the perimeter storage
buildings screen the facility from public view. Staff believes the applicant complies with
this requirement. Further design requirements are recommended for the perimeter
building along the east and south boundary.
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. The conditions of approval will require that the operation of the
storage facility shall be limited to the aforementioned hours.
F. No structure, facility, drive lane, parking area, nor shall loading area be located adjacent
to a residential district without a sound attenuation wall. See analysis above.
G. If the applicant provides a sound attenuation wall, landscaping buffers may be reduced to
ten feet (10'). As mentioned earlier, the perimeter buildings will act as a sound
attenuation wall.
H. If the use is unattended, the standards in accord with Section 11-3A-16 self service uses
of this Title shall also apply. (See standards from UDC 11-3A-16 below).
I. The facility shall have a second means of access for emergency purposes. The applicant
is proposing a second means of access from Chinden Boulevard. Approval of the
secondary access is predicated on Council granting approval of the variance.
J. 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. Outdoor storage is not proposed for this site. The applicant shall
comply with this requirement. All items must be stored within an enclosed storage unit.
K. The site shall not be used as vehicle wrecking or junkyard as herein defined. The
applicant shall comply with this requirement.
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L. 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. The applicant is not proposing to
store any hazardous material on the site. The applicant shall comply with this
requirement.
Self-Service Uses: The proposed use of the property is for aself-service storage facility. UDC
11-3A-16 requires all unattended self-service uses to comply with the following requirements:
A. Entrance or view of the self-service facility shall be open to the public street or to
adjoining businesses and shall have low-impact security lighting.
B. Financial transaction areas shall be oriented to and visible from an area that receives a
high volume of traffic, such as a collector or arterial street. N/A. This requirement is more
appropriate for banks with drive through services.
C. Landscape shrubbery shall be limited to no more than three feet (3') in height between
entrances and financial transaction areas and the public street. N/A
The applicant shall comply with the above requirements.
Access: Access to this site is provided from a collector road along the eastern property boundary.
Development Along State Highways (UDC 11-3H-4): The UDC requires specific standards for
developments along state highways. This property abuts Highway 20/26 and is subject to these
regulations. Staff has addressed the pertinent standards as they relate to this project:
1) Access Variance request: The applicant has submitted a variance for an emergency
access to Chinden Boulevard. The UDC requires the closure of existing approaches if the
use of the property intensifies. Although the applicant is intensifying the use, the previous
use was a landscape business that operated with a full access to Chinden Boulevard. The
applicant's request further restricts access to Chinden Boulevard (see findings in Exhibit
D).
Because cross access cannot be coordinated at this time with the church to the west and
additional access is not provide from the collector site due to conflicts with existing
landscaping, drainage and close proximity to the intersection, the only viable second
means of access is from Chinden Boulevard.
A backage road was provided with the development of the Hightower Subdivision. ITD
has also provided comments on the application that supports the emergency access to
Chinden Boulevard. Since the proposed access to Chinden Boulevard is emergency
access only, staff is supportive of the variance (see findings in Exhibit D).
2) The UDC requires the construction of a 10-foot pathway adjacent to highway 20/26. On
the submitted plans the applicant has provided the required pathway in accord with the
UDC.
3) The UDC also requires the applicant to set aside the necessary right-of--way for ITD. The
ITD corridor plan requires 140-ft of right-of--way, or 70-ft of right-of--way on each
side of the centerline. The current highway plans identify only 40-ft of right-of--way
abutting the applicant's parcel. ITD requests that the City of Meridian require the
dedication of an additiona130-ft of right-of--way abutting the subject parcel.
Landscaping: Staff has reviewed the landscape plan (prepared by Breckon Land Design,
dated 10/24/12, labeled as Sheet L1.1, included as Exhibit A.3) submitted with this
application. The following items should to be shown on a revised landscape plan
Citadel Self Storage Facility-AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007
PAGE 8
submitted with the Certificate of Zoning Compliance application:
• Construct a 35- foot wide landscape buffer adjacent to Chinden Boulevard in accord with
UDC 11-3B-7C or seek alternative compliance to develop the buffer with the water
conserving concepts in accord with UDC 11-3B-5.
• Construct the 20-foot wide landscape buffer adjacent to N. Saguaro Hills Way in accord
with UDC 11-3B-7C or seek alternative compliance to develop the buffer with the water
conserving concepts in accord with UDC 11-3B-5.
Parking: Per UDC 11-3C-6B, in commercial districts, one off-street parking space is required
per 500 square feet of gross floor area. Based on the total square footage of structures on the site
(81,892 s.f.), 164 parking stalls are required; 3 spaces are proposed on the submitted site plan.
Additionally, per UDC 11-3C-6G, one bicycle parking space is required to be provided for every
25 vehicle spaces, in compliance with the standards listed in UDC 11-3C-SC.
Because this is a unique use that doesn't really fit with the parking standards contained in the
UDC, the applicant has requested alternative compliance in accordance with UDC 11-SB-5.
Please see the alternative compliance section below for further analysis.
Alternative Compliance: The applicant has requested alternative compliance to deviate from the
parking requirements outlined in the parking analysis above. Currently, the UDC requires the
applicant provide 164 off-street parking spaces. The applicant is requesting that the parking ratio
for the proposed development be calculated based on the office square footage (605 square feet)
Based on the operational characteristics (low traffic generation) for this type of facility and the
storage buildings are not occupied buildings, Staff believes that three (3) parking spaces is
adequate for the facility (see alternative compliance findings in Exhibit D).
Certificate of Zoning Compliance (CZC): A CZC application is required to be submitted, prior
to issuance of building permits, for any structure proposed with this application. The site and
landscape plan submitted with the CZC shall be revised to comply with the conditions of
approval listed in Exhibit B of this report or as amended by the Commission and shall be
submitted prior to establishment of the new use.
Design Review: The applicant is required to obtain approval of a Design Review application for
the proposed structures and site design. This application may be submitted concurrently with the
CZC application. The applicant must comply with the design standards listed in UDC 11-3A-19
and the guidelines contained in the Meridian Design Manual.
Staff recommends approval of the proposed AZ, CUP and VAR with the conditions listed in Exhibit
B.
10. EXHIBITS
A. Drawings
1. Vicinity Map
2. Site Plan
3. Landscape Plan
4. Elevations
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
Citadel Self Storage Facility - AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007
PAGE 9
4. Police Department
5. Parks Department
6. Republic Services
7. Ada County Highway District
C. Legal Description and Exhibit Map
D. Required Findings from Unified Development Code
Citadel Self Storage Facility-AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007
PAGE 10
A. Drawings
1. Vicinity Map
Citadel SelfStoragcFacility-AZ-]2-Oll, CUP-]2-016, VAR-12-003 & ALT-]2-007
PAGE 11
2. Site Plan
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Citadel Self Storage Facility - AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007
PAGE 12
3. Landscape Plan
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Citadel Self Storage Facility-AZ-12-Oll, CUP-12-016, VAR-12-003 & nLT-12-007
PAGE 13
4. Elevations
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Citadel Self Storage Facility- A7-12-011, CUP-12-016, VAR-12-003 & ALT-12-007
PAGE 14
Citadel Self Storage Facility - AZ-12-Oll, CUP-12-016, VAR-12-003 & ALT-12-007
PAGIi 15
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B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1.1 A Development Agreement (DA) is required as a provision of annexation of this property. Prior
to the annexation ordinance approval, a DA shall be entered into between the City of Meridian,
the property owner(s) at the time of annexation ordinance adoption, and the developer. The
Applicant shall contact the City Attorney's Office to initiate this process. The DA shall be signed
by the property owner and returned to the city within two (2) years of the City Council granting
annexation. Currently, a fee of $303.00 shall be paid by the applicant to the City Clerk's office
prior to commencement of the DA. The DA shall, at minimum, incorporate the following
provisions:
A. Future development of the site shall be consistent with the design standards in UDC 11-3A-19
and the guidelines in the Meridian Design Manual.
B. The ITD corridor plan requires 140-ft ofright-of--way, or 70-ft of right-of--way on each side of
the centerline. The current highway plans identify only 40-ft ofright-of--way abutting the
applicant's parcel. The applicant shall dedicate the additiona130-ft ofright-of--way abutting the
subject parcel.
C. The applicant shall close the existing full access to Chinden Boulevard and may construct an
emergency access to Chinden Boulevard in the general location depicted on the site plan subject
to ITD approval and City Council approval of a variance.
1.2 Site Specific Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the C-C zoning districts listed in UDC
Tables 11-2-B-3.
1.2.2 The site plan, prepared JDE, dated 10/09/12, is approved, with the conditions listed herein. The
applicant shall revise the site plan as follows:
• Comply with the bicycle parking requirements stated in UDC 11-3C-6G and UDC 11-
3C-SC.
• Provide a 5-foot wide pedestrian connection from the 5-foot wide perimeter sidewalk
along N. Saguaro Hills Way and the proposed office building.
• The applicant shall coordinate removal of the 6-foot vinyl fence along N. Saguaro Hills
Way with the Hightower Homeowner's Association.
1.2.3 The landscape plan, prepared by Breckon Land Design, dated 10/24/12, shall be revised as
follows:
• Construct a 35- foot wide landscape buffer adjacent to Chinden Boulevard or seek
alternative compliance to develop the buffer with the water conserving concepts in accord
with UDC 11-3B-5.
• Construct a portion of the 20-foot wide landscape buffer adjacent to N. Saguaro Hills
Way in accord with UDC 11-3B-7C or seek alternative compliance to develop the buffer
with the water conserving concepts in accord with UDC 11-3B-5.
• Construct a 10-foot wide landscape buffer adjacent to the south boundary in accord with
UDC 11-3B-9C. At a minimum, the required buffer area shall result in a barrier that
allows the trees to touch at the time of maturity and include a mix of shrubs, lawn or
other vegetative ground cover.
Citadel Self Storage Facility-AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007
PAGE 15
1.2.4 Development of the site shall comply with the specific use standards listed in UDC 11-4-3-34
"Storage Facility, Self-Service;" and the standards for unattended self-service uses listed in UDC
11-3A-16.
1.2.5 The perimeter metal buildings along the south and west boundary are not approved and must
comply with the design standards in accord with the UDC and the Meridian Design Manual. The
north and east perimeter buildings and the office building shall generally comply with the
elevations shown in Exhibit A.4.
1.2.6 The applicant shall submit a Certificate of Zoning Compliance application with revised plans that
comply with the conditions of approval listed herein, prior to establishment of the new use.
1.2.7 All required improvements must be complete prior to obtaining a Certificate of Occupancy for the
proposed development. A temporary Certificate of Occupancy may be obtained by providing
surety to the City in the form of a letter of credit or cash in the amount of 110% of the cost of the
required improvements (including paving, striping, landscaping, and irrigation). A bid must
accompany any request for temporary occupancy.
1.2.8 Provide temporary fencing around the perimeter of the building sites to contain debris during
construction and shall be installed around the site prior to release of building permits.
1.2.9 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A-
15, UDC 11-3 B-6 and MCC 9-1-28.
1.2.10 The applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-11. Low
impact security lighting shall be provided on the site in accord with UDC 11-3A-11 and the
standards listed in 11-3A-16A.
1.2.11 Per UDC 11-SB-SB2, the Director (at the applicant's request) approved the alternative compliance
regarding the parking standards set forth in UDC 11-3C-6B.
1.2.12 Staff's failure to cite specific ordinance provisions does not relieve the applicant of responsibility
for compliance.
1.2.13 The applicant shall have a maximum of two (2) years to commence the use as permitted in accord
with the conditions of approval listed above. If the use has not begun within two (2) years of
approval, a time extension may be requested in accord with UDC 11-SB-6F prior to expiration. If
a time extension is not requested or granted and the CUP expires, a new conditional use permit
must be obtained.
1.2.14 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
forth in UDC 11-3A-6.
1.2.15 Construct amulti-use pathway consistent with UDC 11-3H-4C3. The applicant shall have an
ongoing obligation to maintain all pathways.
1.2.16 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-SJ.
1.2.17 Prior to Certificate of Occupancy, a public pedestrian easement for the multi-use pathway along
Chinden Boulevard shall be submitted to the Planning Division of the Community Development
Department, approved by the City Council and recorded.
1.2.18 The facility shall operate between the hours of 6:00 a.m. to 11:00 p.m.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of mains that are
constructed in N Saguaro Hills Ave. 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
Citadel Self Storage Facility - AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007
PAGE 16
conformance of City of Meridian Public Works Departments Standard Specifications.
2.2 Water service to this site shall be via extension of mains in N Saguaro Hills Ave and E Boulder
Bar St, coordinate main size and routing with Public Works.
2.3 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants).
2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11-3A-6). 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, asingle-point
connection to the culinary water system shall be required.
2.5 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, and the road base approved, prior to applying for building permits.
2.6 All development improvements, including but not limited to sewer, water, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.7 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to issuance of building
permits.
2.8 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.
3. FIRE DEPARTMENT
3.1 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 %" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.2 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required
to have an approved turn around. Phasing of the project may require a temporary approved turn
around on streets greater than 150' in length with no outlet.
3.3 All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and
shall have a clear driving surface which is 20' wide and support an imposed weight of 75,000
GV W.
3.4 Operational fire hydrants, temporary or permanent street signs, and access roads with an all weather
surface are required to be installed before combustible construction material is brought onto the site,
as set forth in International Fire Code Section (IFC) 501.4 and Meridian amendment to IFC 10-4-2J.
3.5 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
3.6 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28' inside and
48' outside, per International Fire Code Section 503.2.4.
Citadel Self Storage Facility -AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007
PAGE 17
3.7 All aspects of the building systems (including exiting systems), processes & storage practices shall
be required to comply with the International Fire Code. No hazardous materials are allowed to be
stored on the site.
3.8 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped throughout
with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or
903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183
m).
b. For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet
(183 m).
3.9 All electric gates are required to be 20' in width and equipped with a Knoxbox key switch as set
forth in International Fire Code Section 503.6 & National Fire Protection Standard 1141, Section
5.3.17.3.
3.10 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 thru the Meridian Fire Department. 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 Standard 1141, Section 5.3.17.
3.11 Private Alleys and Fire Lanes shall have a 20' wide improved surface capable of supporting an
imposed load of 75,000 lbs. All roadways shall be marked in accordance with Appendix D
Section D103.6 Signs.
3.12 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth
in International Fire Code Section 304.1.2.
3.13 Fire lanes, streets, and structures (including the canopy height of mature trees) shall have a
vertical clearance of 13'6 as set forth in International Fire Code Section 503.2.1.
3.14 Provide a Knox box entry system for the complex prior to occupancy as set forth in International Fire
Code Section 506.
3.15 COMMERCIAL AND INDUSTRIAL -Buildings or facilities having a gross building area of
more than 62,000 square feet (5760 m2) shall be provided with two separate and approved fire
apparatus access roads separated by one half of the maximum overall diagonal dimension of the
property or area to be served, measured in a straight line between accesses as set forth in
International Fire Code Appendix D104.2.
a. Exception: Projects having a gross building area of up to 124,000 square feet (11520 m2)
that have a single approved fire apparatus access road and all buildings are equipped
throughout with approved automatic sprinkler systems. (Remoteness Required)
3.16 All hydrants constructed within the interior of the facility shall be protected by bollards.
4. POLICE DEPARTMENT
4.1 The Police Department has no concerns related to the site design submitted with this application.
Citadel Self Storage Facility - AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007
PAGE 18
5. PARKS DEPARTMENT
5.1 Construct amulti-use pathway consistent with standards in UDC 11-3H-4C.
6. REPUBLIC SERVICES
6.1 The applicant shall submit a scaled site plan stamped approved by Republic Services verifying
compliance with Republic Service's requirements with the CZC application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 In response to your request for comment, the Ada County Highway District (ACRD) staff has
reviewed the submitted application and site plan for the item referenced above. It has been
determined that ACRD has no site-specific conditions of approval for this application; however,
the applicant shall be required to submit plans for impact fee review and assessment.
7.2 The applicant shall be required to meet all of the ACRD Standard Conditions of Approval as well
as all ACRD Policies and requirements that may apply as noted below.
Citadel Self Storage Facility-AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007
PAGE 19
C. Legal Description and Exhibit Map
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Citadel Self Storage Facility - AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007
PAGE 20
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Citadel Self Storage Facility-AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007
PAGE 21
D. Required Findings from Unified Development Code
1. Annexation 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:
a. The map amendment complies with the applicable provisions of the Comprehensive
Plan;
Staff finds the proposed rezone to C-C is consistent with the proposed MIJ-C future land
use designation.
b. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Staff finds that the proposed map amendment to C-C zoning district is consistent with the
purpose statement of the commercial districts.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare if the applicant complies with conditions outlined in this report.
However, Staff recommends that the Commission and Council consider any oral or
written testimony that may be provided when determining this finding.
d. 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,
Staff finds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
e. The annexation is in the best of interest of the City (UDC 11-SB-3.E).
Staff finds the proposed annexation of this site is in the best interest of the City based on
the information contained in the staff report.
Conditional Use Permit Findings:
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following, and may approve a conditional use
permit if they shall find evidence presented at the hearing(s) is adequate to establish:
a. 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 that if the site is designed according to the conditions of approval in Exhibit
B, the site will be large enough to accommodate the proposed use and meet the
dimensional and development regulations of the C-C zoning district and self-service
storage facility specific use standards if the submitted plans are amended as
recommended by staff.
b. That the proposed use will be harmonious with the Meridian Comprehensive Plan
and in accord with the requirements of this Title.
Citadel Self Storage Facility-AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007
PAGE 22
Staff finds that the proposed self-service facility in the existing C-C zone meets the
objectives of the Comprehensive Plan.
c. 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 that the proposed self-service storage facility is compatible with other uses in
the general area and will not adversely change the character of the area if the applicant
provides additional landscaping and design modifications to south boundary as
recommend by staff.
d. 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 that the proposed development should not adversely affect other property in
the vicinity if the applicant complies with all conditions of approval listed in Exhibit B of
this staff report and constructs all improvements and operates the use in accordance with
the UDC standards.
e. 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 that sanitary sewer, domestic water and irrigation can be made available to the
subject property. Please refer to comments prepared by the Public Works Department,
Fire Department and other agencies.
f. 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 that the applicant will pay to extend the sanitary sewer and water mains into
the site. No additional capital facility costs are expected from the City. The applicant
and/or future property owners will be required to pay highway impact fees.
g. 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 that the proposed development will not involve uses that will create nuisances
that would be detrimental to the general welfare of the surrounding area.
Staff recognizes the fact that traffic and noise will increase with the approval of this
development; however, Staff does not believe that the amount generated will be
detrimental to the general welfare of the public.
h. 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.
Staff finds that the proposed development will not result in the destruction, loss or
damage of any natural feature(s) of major importance. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
Citadel Self Storage Facility - AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007
PAGE 23
determine whether or not the proposed development may destroy or damage a natural or
scenic feature(s) of major importance of which staff is unaware.
3. Variance Findings:
The City Council shall apply the standards listed in Idaho Code 67-6516 and all the findings
listed in Section 11-SB-4.E of the UDC to review the variance request. In order to grant a
variance, the Council shall make the following findings:
A. The variance shall not grant a right or special privilege that is not otherwise allowed
in the district:
Staff finds granting the emergency access to Chinden Boulevard as proposed by the
applicant does not grant a special privilege as other properties along Chinden Boulevard.
The previous use of the site was a nursery and had full access to Chinden Boulevard. The
proposed access will only be utilized as an emergency access thus restricting access from
Chinden Boulevard. The main access to the proposed facility will be from N. Saguaro
Hills Way, a collector street.
B. The variance relieves an undue hardship because of characteristics of the site;
Staff finds granting the approval of the variance relieves an undue hardship based on the
following factors:
1) only one curb cut exist from N. Saguaro Hills Way. An existing landscape buffer,
subsurface drainage area and close proximity to the intersection preclude a second
access from said street;
2) because this needs to be a secured facility and screened from abutting properties,
cross access to the church property along the west boundary is not feasible;
3) existing residences abut the south boundary and additional street connections have
not been provided to the property and;
4) the specific use standards require that a second means of access for emergency
purposes be provided.
C. The variance shall not be detrimental to the public health, safety, and welfare.
Staff finds granting the emergency access to Chinden Boulevard would not be
detrimental to the public health, safety and welfare of the community. ITD and the Fire
Department have indicated they support the emergency access point.
4. Alternative Compliance Findings:
In order to grant approval for alternative compliance, the director shall determine the
following findings:
1. Strict adherence or application of the requirements is not feasible; OR
Staff finds that strict adherence to the parking standards is not feasible given the
operational characteristics of this type of use.
2. The alternative compliance provides an equal or superior means for meeting the
requirements; and
Staff finds the alternative compliance does provide an equal means for meeting the City's
parking standards. The parking ratio for the facility is based on the size of the proposed
office building based on the operational caharestrics of the storage facility use. Thus the
director finds three (3) parking stalls is adequate to serve the site.
Citadel Self Storage Facility - AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007
PAGE 24
3. The alternative means will not be materially detrimental to the public welfare or
impair the intended uses and character of the surrounding properties.
Staff finds that the proposed alternative will not be detrimental to the public welfare or
impair the use/character of the surrounding properties.
Citadel Self Storage Facility - AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007
PAGE 25