Stor-it-Addition CUP-12-012CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND
DECISION & ORDER
E IDIAN~-
IDAHO
In the Matter of the Request for a Conditional Use Permit for aSelf-Service Storage Facility for
Stor-It, Located at 355 N. Ten Mile Road in the C-G Zoning District, by Avest Limited Partnership.
Case No(s). CUP-12-012
For the Planning & Zoning Commission Hearing Date of: November 1, 2012 (Findings on
November 15, 2012)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of November 1, 2012, incorporated
by reference)
2. Process Facts (see attached Staff Report for the hearing date of November 1, 2012, incorporated
by reference)
3. Application and Properly Facts (see attached Staff Report for the hearing date of November 1,
2012, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of November 1, 2012, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503).
2. The Meridian Planning & Zoning Commission takes judicial notice of its Unified Development
Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of
Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan
of the City of Meridian, which was adopted April 19, 2011, Resolution No. 11-784 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-SA.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this decision, which shall be
signed by the Chairman of the Commission and City Clerk and then a copy served by the Clerk
upon the applicant, the Planning Department, the Public Works Department and any affected
party requesting notice.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-12-012
Page 1
7. That this approval is subject to the conditions of approval in the attached staff report for the
hearing date of November 1, 2012, incorporated by reference. The conditions are concluded to be
reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the Planning & Zoning Commission's authority as provided in Meridian City Code § 11-
SA and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
The applicant's request for conditional use permit is hereby approval per the conditions of
approval in the attached staff report for the hearing date of November 1, 2012, attached as
Exhibit A.
D. Notice of Applicable Time Limits
Notice of Two (2) Year Conditional Use Permit Duration
Please take notice that the conditional use permit, when granted, shall be valid for a maximum
period of two (2) years unless otherwise approved by the City in accord with UDC 11-SB-6F.1.
During this time, the applicant shall commence the use as permitted in accord with the
conditions of approval, satisfy the requirements set forth in the conditions of approval, and
acquire building permits and commence construction of permanent footings or structures on or
in the ground. For conditional use permits that also require platting, the final plat must be
signed by the City Engineer within this two (2) year period in accord with UDC 11-SB-6F.2.
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-SB-6.F.1, the Director may authorize a single extension of the time to commence the
use not to exceed one (1) two (2) year period. Additional time extensions up to two (2) years as
determined and approved by the Commission may be granted. With all extensions, the Director
or Commission may require the conditional use comply with the current provisions of Meridian
City Code Title 11.
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a conditional
use permit entitles the Owner to request a regulatory taking analysis. Such request must be in
writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the
final decision concerning the matter at issue. A request for a regulatory takings analysis will
toll the time period within which a Petition for Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of Meridian.
When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person
who has an interest in real property which may be adversely affected by the final action of the
governing board may within twenty-eight (28) days after the date of this decision and order
seek a judicial review as provided by Chapter 52, Title 67, Idaho Code.
F. Attached: Staff report for the hearing date of November 1, 2012
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-12-012
Page 2
By action of the Planning & Zoning Commission at its regular meeting held on the
(~OI~ ~, 2012.
COMMISSIONER SCOTT FREEMAN, CHAIRMAN
COMMISSIONER STEVEN YEARSLEY, VICE CHAIRMAN
COMMISSIONER MICHAEL ROHM
COMMISSIONER TOM O'BRIEN
COMMISSIONER JOE MARSHALL
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Scott~Freeman, Chairman,
Attest: ~ "
Jaycee H an, City Clerk
day of
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Copy served upon Applicant, The Planning Department, Public Works Department and City Attorney.
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CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-I2-OI2
Page 3
EXHIBIT A
STAFF REPORT Hearing Date: November 1, 2012
TO: Planning & Zoning Commission E IDIAN~-~-
FROM: Sonya Wafters, Associate City Planner I D A H O
208-884-5533
SUBJECT: CUP-12-012 - Stor-It Addition
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Avest Limited Partnership, has applied for a conditional use permit (CUP) for aself-
service storage facility in a C-G zoning district for Stor-It. The proposal is for an expansion of an
existing self-service storage facility on this site. See Section IXAnalysis for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed CUP with the conditions listed in Exhibit B, based on the
Findings of Fact and Conclusions of Law in Exhibit D of the Staff Report.
The Meridian Planning and Zoning Commission heard this item on November 1, 2012. At the
public hearinE, the Commission moved to approve the subiect CUP request.
a. Summary of Commission Public Hearin:
i. In favor: Craig Callaham
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: Craig Callaham
v. Staff presenting application: Sonva Wafters
vi. Other staff commenting on application: None
b. Kev Issues of Discussion by Commission:
i. None
c. Kev Commission Changes to Staff Recommendation:
i. None
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number CUP-12-
012 as presented in the staff report for the hearing date of November 1, 2012, with the following
modifications: (Add any proposed modifications.) Ifurther move to direct Staff to prepare an
appropriate findings document to be considered at the next Planning and Zoning Commission hearing
on November 15, 2012.
Denial
After considering all staff, applicant and public testimony, I move to deny File Number CUP-12-012
as presented during the hearing on November 1, 2012, for the following reasons: (You should state
specific reasons for denial.)
Continuance
I move to continue File Number CUP-12-012 to the hearing date of (insert continued hearing date
here) for the following reason(s): (You should state specific reason(s) for continuance.)
Stor-It Addition CUP-12-012 PAGE 1
EXHIBIT A
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The subject property is located at 355 N. Ten Mile Road, in the SE'/a of Section 18, Township 3
North, Range 1 West
B. Owner(s):
Avest Limited Partnership
P.O. Box 140075
Boise, ID 83714
C. Applicant:
Same as owner
D. Representative:
Craig Callaham, Quadrant Consulting
1904 W. Overland Road
Boise, ID 83705
E. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESS FACTS
A. The subject application is for a conditional use permit. A public hearing is required before the
Planning & Zoning Commission on this matter, consistent with Meridian City Code Title 11,
Chapter 5.
B. Newspaper notifications published on: October 15, and 29, 2012
C. Radius notices mailed to properties within 300 feet on: October 11, 2012
D. Applicant posted notice on site by: October 22, 2012
VI. LAND USE
A. Existing Land Use(s) and Zoning: The portion of this site that is east of the Ten Mile Creek is
currently developed with aself-service storage facility consisting of enclosed storage units and
outdoor storage parking. The remainder of the site west of the Ten Mile Creek is vacant land. All
of the site is zoned C-G.
B. Character of Surrounding Area and Adjacent Land Use and Zoning: This site is surrounded by I-
L zoned industrial property.
North: Railroad tracks, zoned C-G; and rural residential properties, zoned RUT in Ada County
East: Ten Mile Road and vacant land across Ten Mile, zoned RUT in Ada County
West: Vacant (approved for apartments), zoned R-15
South: Church, zoned C-N
C. History of Previous Actions:
• The existing self-service storage facility was developed in Ada County prior to annexation
of the property into the City of Meridian.
• In 2005, the property was annexed (AZ-04-033) with a C-G zoning district (Ordinance #05-
1143). Adevelopment agreement exists on this site, recorded as Instrument No. 105115815).
Stor-It Addition CUP-12-012 PAGE 2
EXHIBIT A
• A conditional use permit (CUP-07-021) to expand the existing self-service storage facility
was previously approved for this site but has expired.
D. Utilities:
1. Public Works:
a. Location of sewer: N. Ten Mile Road
b. Location of water: Connected to N. Ten Mile Road
c. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: The Ten Mile Creek bisects this site.
2. Hazards: Staff is not aware of any hazards that exist on this property other than the open
creek which may present a hazard to young children.
3. Flood Plain: A portion of this site along the Ten Mile Creek is within flood zone "A" but is
not within the flood way.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
The Ten Mile Interchange Specific Area Plan (TMISAP) designates the site as High-Density
Residential (HDR). Per Chapter 3, page 3-7, of the TMISAP, HDR designated areas should include a
mix of housing types that achieve an overall average density target of at least 16-25 dwelling units per
gross acre. Most developments within HDR areas should fall within or below this range, although
smaller areas of higher or lower density may be included. Residential densities can be concentrated in
multistory projects with up to 50 dwelling units per acre allowed.
The TMISAP is an expression of the City's long term vision for a planning area. The site is currently
zoned C-G, which requires a conditional use permit for aself-service storage facility. The existing
and proposed use of the site as aself-service storage facility conflicts with the HDR designation.
Where such conflicts exist, the zoning supersedes the plan. However, that is more a short termed
situation. Because the Ten Mile Plan envisions future development over a long term period (10-20
years) it is likely that transformation of the area from primarily vacant land or low density
development intense commercial, mixed use, employment and higher density residential will exert
pressures on the subject site leading to its ultimate conversion to the planned high density residential
or other uses contemplated in the Ten Mile Plan. The site is in close proximity to areas designated
Mixed Use Commercial as well a planned transit station.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed development (staff analysis below policy in italics):
• "Restrict curb cuts and access points on collectors and arterial streets."
One curb cut exists on Ten Mile Road; no new curb cuts are proposed or approved with this
application.
• "Require appropriate landscape and buffers along transportation corridors (setback,
vegetation, low walls, berms, etc.)."
A 25 foot wide landscape street buffer is required to be constructed along Ten Mile Road
adjacent to the portion of the site proposed for the expansion. Said buffer should be
landscaped in accordance with the standards listed in UDC 11-3B-7C. The Ten Mile Area
Plan also encourages generous landscaping as well as the provision of street trees...
Stor-It Addition CUP-12-012 PAGE 3
EXHIBIT A
• "Permit new ...commercial development only where urban services can be reasonably
provided at the time of final approval and development is contiguous to the City.
This property is currently in the City and is provided with City services.
• "Plan for a variety of commercial and retail opportunities within the Impact Area."
The proposed and existing self-service storage facility is the only storage facility in the
general vicinity. It is expected that a variety of commercial and residential uses would utilize
the site with a mix of infill commercial sites and various densities in the residential
developments. The proposed use should be especially beneficial to the apartment complex
approved to be constructed on the property to the west.
• "Require all commercial businesses to install and maintain landscaping."
Landscaping is proposed with this application and should be installed in accordance with the
applicable standards listed in UDC 11-3B.
• "Multi-use off street pathways are to be located along, natural drains/creeks and canals... the
UPRR railroad corridor."
The Parks Department Master Pathways Plan designates amulti-use pathway along the Ten
Mile Creek, which bisects this site. The landscape plan submitted with this application
depicts a 10 foot wide multi-use pathway along the southwest side of the creek in compliance
with the Pathways Plan. Said pathway should be constructed in accordance with the
standards in the afore-mentioned Pathways Plan and UDC 11-3B-12.
Staff is of the opinion that the proposed use is generally consistent with the Comprehensive Plan
and is compatible with the existing and future surrounding uses.
VIII. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of Zone: The purpose of the commercial districts is to provide for the retail
and service needs of the community in accordance with the Meridian Comprehensive Plan. The
largest scale and broadest mix of retail, office, service, and light industrial uses are allowed in the
C-G district. Property within the C-G district should be located in close proximity and/or with
access to interstate or arterial intersections.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2B-21ists the permitted,
accessory, conditional, and prohibited uses in the C-G zoning district. The proposed self-service
storage facility is listed as a conditional use in the C-G district. The specific use standards listed
in UDC 11-4-3-34 apply to the proposed use.
C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2B-3 for the C-G
zoning district apply to development of this site.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
The applicant requests conditional use approval for an expansion to the existing self-service
storage facility as required by UDC Table 11-2B-2. The overall site consists of 15.44 acres of
land and is zoned C-G. The applicant proposes to develop the portion of the site west of the Ten
Mile Creek and east of the creek along the southern boundary of the site with enclosed storage
units.
Stor-It Addition CUP-12-012 PAGE 4
EXHIBIT A
A site plan has been submitted that depicts 10 new structures consisting of a total of 184,942
square feet. Elevations for the perimeter buildings have been submitted that show split face block
with metal roofing for the building materials.
Development Standards: The applicant should comply with the dimensional standards for the C-
Gzoning district listed in UDC Table 11-2B-3.
Development of the site shall also comply with the specific use standards listed in UDC 11-4-3-
34 "Storage Facility, Self-Service" 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 shall 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.
C. The distance between structures shall be a minimum of twenty-five feet (25'). The site
plan depicts a minimum of 25' between structures.
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. Wrought iron fencing exists at the back side of the street
buffer along Ten Mile Road north of the existing main entry driveway; chainlink fencing
exists to the south of the existing oj~ce/residence along Ten Mile Road.
To comply with this requirement, the chainlink fencing along Ten Mile Road will need to
be replaced with an acceptable material. Fencing in compliance with this requirement
shall be shown on a revised plan submitted with the Certificate of Zoning Compliance
application.
All outdoor storage of materials, equipment, vehicles, etc. shall be screened from view of
Ten Mile Road. In any areas where these items will be stored outside of the structures, a
solid fence shall be constructed or landscaping shall be installed for screening.
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. Site abuts a residential district at the west boundary. Therefore,
the hours of operation of the storage facility shall be limited to the aforementioned hours.
F. No structure, facility, drive lane, parking area, nor loading area shall be located adjacent
to a residential district without a sound attenuation wall. The rear walls of the storage
unit structures along the perimeter of the site are proposed to be constructed of split face
block which will serve as a sound attenuation wall.
G. If the applicant provides a sound attenuation wall, landscaping buffers may be reduced to
ten feet (10'). The applicant is proposing the rear of the storage building along the west
boundary to act as a sound attenuation wall and a 10 foot wide buffer in compliance with
this requirement. Staff is of the opinion this will meet the standard if such building wall is
constructed of split face block as proposed.
H. If the use is unattended, the standards in accord with UDC 11-3A-16 Self Service Uses
shall also apply as follows:
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.
The entry and drive aisles within the storage facility are open and visible from Ten Mile
Stor-It Addition CUP-12-012 PAGE 5
EXHIBIT A
Road. A condition of approval is included for low impact security lighting to be provided
on the site and for all lighting to comply with the standards listed for outdoor lighting in
UDC I1-3A-11.
I. The facility shall have a second means of access for emergency purposes. An emergency
access exists at the south boundary of the site next to the Ten Mile Creek. An additional
emergency access is proposed at the southwest corner of the site. These access points are
approved by the Fire Department.
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. The applicant shall comply with this requirement.
K. The site shall not be used as vehicle wrecking or junkyard as herein defined. The
applicant shall comply with this requirement.
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 shall comply with
this requirement.
Access: The main access to the site is provided via N. Ten Mile Road. Another access/curb-cut
exists south of the main access via Ten Mile Road to/from the outdoor storage area used to park
vehicles/trailers where a portion of the subject expansion is proposed. In accord with UDC 11-
3A-3, Access to Streets, access via N. Ten Mile Road is limited to one access point unless waived
by City Council.
Emergency access to the site is provided at the south boundary from the church property and
another access is proposed at the southwest corner of the site. These accesses have been approved
by the Fire Department.
Parking: The UDC (11-3C-6) requires off-street vehicle parking in commercial districts at a ratio
of 1 space per 500 square feet of gross floor area. One bicycle parking space is required for every
25 vehicle spaces (or portion thereof) proposed on the site. Because the site is proposed to
develop as a storage facility, staff is of the opinion it is not feasible or necessary for the applicant
to comply with these standards. Alternative Compliance may be requested to these standards in
accord with UDC 11-SB-5. An application requesting Alternative Compliance should be
submitted with the Certificate of Zoning Compliance application.
Landscaping: Because the proposed expansion of the facility is greater than 50% of the site, all
current landscape standards are required to be met as follows:
Street Buffers: A minimum 25-foot wide landscaped street buffer is required along N. Ten
Mile Road, an arterial street, per UDC Table 11-2B-3 in accord with the standards listed in
UDC 11-3B-7 Landscape Buffers along Streets. A 22 foot wide street buffer exists on the site.
Either additional width should be provided to comply with this requirement or, the applicant
should apply for a reduced buffer width through Alternative Compliance in accord with UDC
11-SB-5. The buffer is required to be landscaped with one tree per 35 linear feet along with
shrubs, lawn, or other vegetative ground cover.
• Parking lot: A 5-foot wide minimum landscape buffer is required adjacent to parking,
loading, or other paved vehicular use areas and shall be landscaped with one tree per 35 linear
feet and shrubs, lawn, or other vegetative ground cover in accord with UDC 11-3B-8C.1.
There is a parking area shown at the southeast corner of the site along the south boundary
that will require a buffer meeting the aforementioned requirements. Anywhere else on the
Stor-It Addition CUP-12-012 PAGE 6
EXHIBIT A
perimeter of this site where there is not a buffer meeting this requirement or a structure, the
applicant shall comply.
Buffers to Residential Uses: A 10-foot wide landscape buffer is required to be provided
along the west boundary of the site adjacent to the property zoned R-15, per UDC Table 11-
2B-3 and 11-4-3-34G. Landscaping within the buffer should consist of a mix of materials
comprised of, but not limited to, evergreen and deciduous trees, shrubs, lawn or other
vegetative ground cover which results in a barrier that allows trees to touch at the time of
maturity. Additional landscaping should be added on the landscape plan submitted with the
Certificate of Zoning Compliance to comply with this requirement.
• Pathway: A minimum 5-foot wide landscape strip is required to be provided along each side
of the pathway planted with a mix of trees (minimum of one tree per 1001inear feet), shrubs,
lawn, or other vegetative groundcover in compliance with UDC 11-3B-12C.
Multi-Use Pathway: A section of the City's multi-use pathway is designated on this site along
the southwest side of the Ten Mile Creek as shown on the site plan. The applicant shall construct
the pathway in accord with the standards listed in UDC 11-3A-8 and the Master Pathways Plan
and install landscaping in accord with the standards listed in UDC 11-3B-12. A public pedestrian
easement for the pathway shall be submitted to the Planning division of the Community
Development Department, approved by the City Council and recorded prior to issuance of
Certificate of Zoning Compliance
Sidewalk: A 5-foot wide attached sidewalk exists along N. Ten Mile Road, an arterial street.
Typically, sidewalks along arterial streets are required to be detached per UDC 11-3A-17;
however, when ACRD widened Ten Mile Road adjacent to the site, they constructed 5-foot wide
attached sidewalks. Staff does not recommend the sidewalk be reconstructed to comply with this
requirement.
Waterways: The Ten Mile Creek bisects this site. Because it is a natural waterway, it should
remain open as a natural amenity and not be tiled or otherwise covered, per UDC 11-3A-6.
Hours of Operation: Business hours of operation in the C-G district are required to be limited
from 6 am to 11 pm when the property abuts a residential use or district. The property to the west
is zoned R-15 and is approved to develop with apartments.
Design: Development of the site is required to comply with the standards listed in UDC 11-3A-
19 Structure and Design Standards.
The architectural character of the building is required to include variations in the profile of the
roofline and variations to the architectural building design so as not to create blank wall segments
along public streets and/or adjacent public spaces. The proposed elevations for the structures
along the periphery of the site do not have variations in profiles of the roofline or architectural
design of the buildings. If compliance with these standards is not feasible, the applicant may
request Alternative Compliance in accord with UDC 11-SB-S.
A minimum 5-foot wide pedestrian walkway is required to be provided from the perimeter
sidewalk to the main building entrance for non-residential uses. A pedestrian walkway meeting
this standard does not exist on the site.
Certificate of Zoning Compliance (CZC): The applicant is required to obtain approval of a
CZC application for the proposed use prior to issuance of building permits.
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
Stor-It Addition CUP-12-012 PAGE 7
EXHIBIT A
and the guidelines contained in the Meridian Design Manual.
Staff recommends approval of the proposed CUP with the conditions listed in Exhibit B.
X. EXHIBITS
A. Drawings
1. Vicinity Map
2. Site Plan (dated: 9/25/12)
3. Landscape Plan (dated: 9/25/12)
4. Building Elevations (dated: 9/25/12)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Sanitary Service Company
6. Ada County Highway District
7. Parks Department
C. Required Findings from Unified Development Code
Stor-It Addition CUP-12-012 PAGE 8
EXHIBIT A
Exhibit A.l : Vicinity Map
Stor-It Addition CUP-12-012 PAGE 9
EXHIBIT A
Exhibit A.2: Site Plan (dated: 9/25/12)
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EXHIBIT A
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Stor-Il Addition CUP-12-012 PAGE 1 1
EXHIBIT A
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Stor-h Addition CLIP-12-012 PAGE 12
EXHIBIT A
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 The applicant shall comply with all provisions of the development agreement associated with this
site (AZ-04-033, recorded as Instrument No. 105115815).
1.2 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.
1.3 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 shall comply with the standards listed in UDC 11-3A-14.
1.4 A 10-foot wide section of the City's multi-use pathway shall be constructed along the southwest
side of the Ten Mile Creek prior to issuance of Certificate of Zoning Compliance for the storage
units.
1.5 A public pedestrian easement for the multi-use pathway along the Ten Mile Creek shall be
submitted to the Planning division of the Community Development Department, approved by the
City Council and recorded prior to issuance of Certificate of Zoning Compliance.
1.6 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.
1.7 Chainlink fencing is not allowed along N. Ten Mile Road per UDC 11-4-3-34D. Fencing in
compliance with this requirement shall be shown on a revised plan submitted with the Certificate
of Zoning Compliance application.
1.8 The landscape plan submitted with the Certificate of Zoning Compliance shall include the overall
site and be revised to comply with all current provisions of UDC 11-3B Landscape Requirements.
Because the proposed addition is greater than SO% of the existing developed area, all current
landscape standards apply. See Section IXAnalysis for more information.
1.9 All outdoor storage of materials, equipment, vehicles, etc. shall be screened from view of Ten
Mile Road. In any areas where these items will be stored outside of the structures, a solid fence
shall be constructed or landscaping (conifers) shall be installed within the street buffer for
screening.
1.10 Only one access via N. Ten Mile Road is allowed to/from the site in accord with UDC 11-3A-3,
Access to Streets, unless waived by City Council.
1.11 A 25-foot wide street buffer is required along N. Ten Mile Road. The applicant shall either
provide the additional width (3 feet) needed to comply with this requirement; or, apply for a
reduced buffer width through Alternative Compliance in accord with UDC 11-SB-5. The buffer is
required to be landscaped with one tree per 35 linear feet along with shrubs, lawn, or other
vegetative ground cover.
1.12 Prior to issuance of building permits, the applicant shall obtain approval of an application for
Alternative Compliance to the vehicle and bicycle standards listed in UDC 11-3C-6 (and any
other standards as allowed). This application may be submitted concurrently with the Certificate
of Zoning Compliance application.
1.13 Prior to issuance of building permits, the applicant shall obtain approval of a Certificate of
Zoning Compliance and Design Review application. The applicant shall comply with the design
standards listed in UDC 11-3A-19 and the guidelines contained in the Meridian Design Manual.
Stor-It Addition CUP-12-012 PAGE 13
EXHIBIT A
1.14 The Applicant shall have a maximum of two (2) years to commence the use as permitted in
accord with the conditions of approval listed above. If the use has not begun within two (2) years
of approval, a new conditional use permit must be obtained prior to operation or a time extension
must be requested in accord with UDC 11-SB-6F.
1.15 Staff s failure to cite specific ordinance provisions or terms of the approved conditional use does
not relieve the applicant of responsibility for compliance.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is located in N Ten Mile Road.
2.2 Water service to this site is being proposed via extension of mains in N Ten Mile Road to an
existing main located to the West of the subject parcel. The applicant shall be responsible to
install water mains to and through this development, 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). The easements shall not be dedicated via
the plat, but rather dedicated outside the plat process using the City of Meridian's standard forms.
The easement shall be graphically depicted on the plat for reference purposes. Submit an
executed easement (on the form available from Public Works), a legal description, which must
include the area of the easement (marked EXHIBIT A) and an 81/2" x 11" map with bearings and
distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a
Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this
document.
2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, asingle-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat.
2.5 A letter of credit, cash surety or bond in the amount of 110% will be required for all uncompleted
non-life safety improvements (eg. fencing, landscaping, amenities, etc.), prior to signature on the
final plat.
2.6 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
2.7 At the completion of the project, the applicant shall be responsible to submit record drawings
per the City of Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any structures within the
project.
2.8 100 Watt and 250 Watt, high-pressure sodium street lights shall be required per the City of
Meridian Department of Public Works Improvement Standards for Street Lighting. All street
lights shall be installed at developer's expense. Final design shall be submitted to the Public
Works Department for approved. The street light contractor shall obtain the approved design on
file and an electrical permit from the Public Works Department prior to commencing
installations. The contractor's work and materials shall conform to the ISPWC and the City of
Meridian Supplemental Specifications to the ISPWC.
Stor-It Addition CUP-12-012 PAGE 14
EXHIBIT A
2.9 The City of Meridian requires that the owner post to the City a performance surety in the amount
of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure
prior to final plat signature .This surety will be verified by a line item cost estimate provided by
the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Please contact Land Development Service for more information at 887-2211.
2.10 The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total construction cost for all completed sewer, water and reuse infrastructure for
duration of two years. This surety will be verified by a line item cost estimate provided by the
owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Please contact Land Development Service for more information at 887-2211.
3. FIRE DEPARTMENT
3.1 All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and
have a clear driving surface of 20' in width capable of supporting an imposed weight of 75,000
GVW, per International Fire Code Section 503.2.
3.2 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.
3.3 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.
3.4 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 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.
3.6 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.
3.7 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire
hydrants and mains shall be provided where required by the code official as set forth in
International Fire Code Section 507.5.1. For buildings equipped throughout with an
approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or
903.3.1.2 the distance requirement shall be 600 feet (183).
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).
Stor-It Addition CUP-12-012 PAGE 15
EXHIBIT A
3.8 Comply with International Fire Code Section 507.5.6 Physical Protection. Where fire
hydrants are subject to impact by a motor vehicle, guard posts or other approved means shall
comply with Section 312.
4. POLICE DEPARTMENT
4.1 The Police Department has no concerns with this application.
5. SANITARY SERVICES
5.1 SSC did not have any concerns with this application.
6. ADA COUNTY HIGHWAY DISTRICT
6.1 It has been determined that ACHD 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. PARKS DEPARTMENT
7.1 The applicant shall design and construct the multi-use pathways consistent with the location and
specifications (Chapter 3) set forth in the Meridian Pathways Master Plan unless otherwise approved
by the Parks and Recreation Director.
7.2 The applicant shall have an ongoing obligation to maintain all pathways.
7.3 Prior to Certificate of Zoning Compliance, the applicant shall record a public access easement for the
multi-use pathways along the Ten Mile Creek and submit copy of said easement to the Planning
Department.
Stor-It Addition CUP-12-012 PAGE 16
EXHIBIT A
C. Required Findings from Unified Development Code
1. Conditional Use Permit (i7DC 11-SB-6E)
The Commission shall base its determination on the Conditional Use Permit request upon
the following:
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.
The Commission finds that the subject property is large enough to accommodate the proposed
use and the dimensional & development regulations of the C-G district (see Analysis Section
IX for more information).
b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and
in accord with the requirements of this Title.
The Commission finds that the proposed use is consistent and harmonious with the UDC and
Comprehensive Plan Future Land Use Map.
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.
The Commission finds that if the applicant complies with the conditions outlined in this
report, the proposed use should be compatible with other uses in the general neighborhood
and with the existing and intended character of the area.
d. That the proposed use, if it complies with all conditions of the approval imposed, will
not adversely affect other property in the vicinity.
The Commission finds that if the applicant complies with the conditions outlined in this
report, the proposed use will not adversely affect other property in the area.
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.
The Commission finds that sanitary sewer, domestic water, refuse disposal, and irrigation are
currently provided to the subject property. The Commission finds that the proposed use will
be served adequately by all of the public facilities and services listed above.
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.
If approved, the applicant will be financing any improvements required for development. The
Commission finds there will not be excessive additional requirements at public cost and that
the proposed use will not be detrimental to the community's economic welfare.
Stor-It Addition CUP-12-012 PAGE 17
EXHIBIT A
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.
The Commission finds the proposed use will not be detrimental to any persons, property or
the general welfare of the area.
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.
The Commission finds that there should not be any health, safety or environmental problems
associated with the proposed use. Further, the Commission finds that the proposed use will
not result in the destruction, loss or damage of any natural, scenic or historic feature of major
importance.