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PZ Recs/Staff ReportSTAFF REPORT Hearing Date: December 18, 2012 TO: Mayor and City Council 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. The Meridian Planning & Zoning Commission heard these items on November 15, 2012. At the public hearing, the Commission voted to recommend approval of the subiect AZ, CUP and VAR requests. a. Summary of Commission Public Hearing: i. In favor: Jon Wardle. Hugh and Odessa Kekler, Ed Caron, Revecca Pescevic, Karen Derazia, Paula Workland and Fred and Linda Sanz ii. In opposition: Paul Swidecki and Vincent Cosentino iii. Commenting: None iv. Written testimony: None v. Staff presenting application: Sonya Wafters vi. Other staff commenting on application: None b. Kev Issue(s) of Discussion by Commission: i. Additional trees along the south boundary. ii. Clarification on the building materials planned for the development. iii. The applicant work with staff on refining the design of the facility in accord with the adopted design standards. c. Kev Commission Change(s) to Staff Recommendation: i. Commission modified condition of approva11.2.15 so that it references the correct code section. d. Outstanding Issue(s) for City Council: i. Emergency access to Chinden Boulvard. Staff is recommending approval of the variance request. Comments from ITD support the emergency access. Reference the Findings in Exhibit D for specific details of the recommendation for approval. ii. Adequate sound attenuation between the proposed facility and residences along the south boundary. 3. PROPOSED MOTION Approval Citadel Self Storage Facility - AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007 PAGE 1 After considering all staff, applicant and public testimony, I move to approve 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 December 18, 2012 with the following modifications: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to deny File Numbers AZ-12-011, CUP-12-016, VAR-12-003 and ALT-12-007 (optional) during the hearing date of December 18, 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.1 E. b. Owner/Applicant: B1, LLC PO Box 1610 Eagle, ID 83616 c. Representative: Jon Wardle, Conger Management Group (336-5355) 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); November 26, and December 10.2012 (Gifu Council) c. Radius notices mailed to properties within 300 feet on: October 26, 2012 (Commission); November 21, 2012 (Gifu Council) d. Applicant posted notice on site by: November 5, 2012 (Commission); December 3, 2012 (Gifu Council 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 an 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) Citadel Self Storage Facility-AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007 PAGE 2 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. The mixed use designation encourages compatibility between all of the uses. Design characteristics, among others, encourage compatible development patterns, character and appearances. 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). Citadel Self Storage Facility - AZ-12-O11, CUP-12-016, VAR-12-003 & ALT-12-007 PAGE 3 The subject property abuts Chinden Boulevard on the north. The UDC requires a minimum 3S 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 11-3B-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 2S 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 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 2S 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. Citadel Self Storage Facility - AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007 PAGE 4 However, along the southern boundary, the applicant is proposing 470 linear feet of continuous metal structure that provides no modulation in the wall plane or variation in the roojline. 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 (?V. 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 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; Citadel Self Storage Facility - AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007 PAGE 5 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-161ists 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 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 walls are proposed to be constructed of masonry block. The office building will be constructed of stucco. 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 adequate sound buffering from the residences. While the UDC does Citadel Self Storage Facility - AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007 PAGE 6 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 buffer 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. 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 Citadel Self Storage Facility - AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007 PAGE 7 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 I1-3A-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. 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 (IJDC 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 Citadel Self Storage Facility-AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007 PAGE 8 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 street 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 ofright-of--way, or 70-ft ofright-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 ofright-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 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 and hours of operation) 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). Citadel Self Storage Facility - AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007 PAGE 9 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 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 ].Vicinity Map ,t ~ . x t z ` ~ ~ d s n ..~ E Chihden Bivd n.=, - ^ e ~ _~_ ~~eu- _' - r ~`d~'~,-4'~,~#'. . ~ t r f ~} ~ . -.. Y ~sssa;rr;.n.e~..¢~..crar:a.v r: +~ ..R~ d^ ~ ~ ~ p f ~ +) ~~ ~ ~ J - • g „ ~,~ z. ~ ~ ~ ,~ ~ - - .~ 60 ,; N 1 i' ^ ~-• p~ ~~ b~ ~ y ,~ i~Y Nls ~ ic S"' u> ~ ~z. ~ ' e ~ ~ ~ _ _ t lto E.n ;.~ t ~ , ~ f Mar * ' -" z ~ ~ ; - W~,~e 3 . ~ t i ~ ~ ~" ~ T {li St ~ 4za ~~ a p . ' a no ~ ~,~ Y q .~q s 'c ~yQ ~ r...-.u...,. ~. ` ~Fa -~r ~a ~ ~~ ~' ~ ~~ .~d ~ - ~~Z ,~-~ ~ ~"" ~ , E aspcan St 6 z ,a ~ '~ ~~ '° ~ ~y r ~ ~. .' C 1 .~. .S4 Gh»Yhd. - E Cbx+(4a~~ftls S{$ ~ `' a 'v.? ~ ~ ~ ' ~ a t, ._ ,~ .;4'y +7.'~yJ. ~~ I ,a e ~ F'R ;9~ ~,Y . "• ~ ' "r ;G:B'. . .37~~ ~; Citadel Self Storage Facility -AZ-12-Oll, CUY-12-016, VAR-12-003 & ALT-12-007 PAGL; 11 2. Site Plan ,~....~,a,~ - ~ --- -- ~~. . _ __ - - -- Y ~- .._~~ _ w _- =~--- .. +i44 .~ ` 'r ~ ~ ~° ~.__ ~ ~ 1 9 _, ~_ ~ __ x ~ r- + ~ - ' ~~ % + / ~ f ~ _ . ~ ~(a _ \ 1 %,B ~; f ' ,~~9~ ~..~ 1 ..~~~ ~~~ ~ N € ~..~ .... ~~ aw Citadel Self Storage Facility-AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007 PAGE 12 3. Landscape Plan ~ , CITADEL _STORAGE MERIDIAN, ID , SLr1LF.: i'=30'-0" NUIi'fH 'M "" Citadel Self Storage Facility-A7-12-011, CUP-12-O16, VAR-12-003 & AI,T-12-007 PAGI; 13 4. Elevations ~-~r Citadel Self Storage Facility - AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007 YAG1 14 Citadel Self Storage Facility-A7,-12-011, CUY-12-O16, VAR-12-003 & ALT-12-007 YAGG; 15 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 ofright-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 11-3B-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-4C34. 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 '/2" 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 GVW. 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 Seif 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 belocated 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 D 104.2. 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 ' . ; , ;. '~~wGc~ath d Citrrv~ying, E.~C ~n ~r. < ~_ ~~.., • , ., , ~.G) r v4-, t~5a~n z~„ ?:m•rrur_k, :~. 3,{. ~ ,~ . Uct+ober 8.2492 . - . ~ • ' • ~ ' . ~ Armtxation Legal UesCriptitx- ,. ~ A parcel of ta'nd tart it- tt-~ NyVt14 of the WE tJd of Section 34, T. 4 N., R 1 f~., a.M„ Gfty of AAertdiatt, Ada C,raurkY• i~tahs;';mr~re pertirut~[Fy desCtitaed as toli?ows; ._ .. ,~. ~Hi;t3tNhltiV~ sit a (r~md txass cep mai-kb~g tha Nt~4 comer of Section 30: i'henc~ Scw#s 8tT'5 45 past, ~iyineident with tt~s north fine of said NWtl4 of >he NE1/4 d Sectiion 30. a distance . ; of titi~.ti4 teen; .. . fhertco Sautat',Q°A444",Wadi, t,YiinCittent with the west barrttdary of ~igtttower Subdivision aenh~wn of ale tr . tk~ot: ~~ of Pi3ta; ari loge t 2ZJ~, Ada Gounty Rgoaprds, A72.d©tact to a i'+wnd 618" rebarkap PLS 9 t 576; There N~gith"~'`A9'66" Wbgt, Cpiti~iitent with north Fine of saitt Hi~tawer 9~lxlWisbn, t503.t3$~leet to r (ottrtd 5!$"rtlflailt~p"piLC 9~t575 txt tl~ west firer of said NWit4 of lfifa Nt"1/4 of Section 34; . Thetlco tJc~th~q'~3027,' ~ast,~cr~incir~nt with toad west lore of the NWtt4 of the Nf1fA of Section 3b, a dtstaurCe of ~~ `'~Fi.7~ feet tt ttie't7otHt tDt= ~IEt,'~ItiNNttNG. Ttie atiave desctttied parcel CQh't~irte'S,467 ~rcras more or isss. ,. • ,~ ..... • . ~ogpthsr with $rxt sltbj~sct to cove~tants. easerrta and reettrtd8 of record. ~i~ - ~' '~~ - o ~-- ~ . ~s~ . ~ ~-td caeac~nptoon ' ~ , . ~ ~ ~ . ~~~, ... ..; . _ ~~~~ ~~ A~vl ..ova.. ~ .. .. .. ' ~~ ~~„~ . ~Ntf~f~tD1iAM:P.USttC Wt7R~S~f~i?'~: ~. •~~ i',1~Q#2112447 cifAC-CL~STt7f2Af3[K~i7KDEt_'COPO-SNt?i~YSCk'trwtn9$~Qescr%tbna~1204T t3NORY . ~~~.,~ ~ , Citadel Self Storage Facility-AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007 PAGE 20 v t /+ coy. ~ e. c>•a~ slw. say. 30 ~. $ 2:'!121.6 dF.s ' t4.M67~G.3 1L ~' NQ .'~ ~f ~ # ~ R~V~ V~. b ` BY ~ OCT 2 3 2012 nn~R4~~aN Pueuc WORKS DEPT. ~FNIy. 5~8' tt£.13A:~ FNp. 3/a!" REB~R f~l,.S 1 $75 ~ PLS ! 155 ,~ ~~ ~ N1S Pflt9uEG • ,! ~,, ~ Ap'fR: D1MG 207 W. AtAlN STREET G* riuioe ~~s _ E~IET'T 1D 83617 f2~~- RNl~41rkAT1^~l~l EXNtB17 ~ P. f 398-S1W! rxo~cr/ F; {208 398-8105 12047 s.,~rci c, ~7 o~a~`..~'~0/sjt2 ^,~,,, ;+~ WWW.SAWTOOii~t5 CONI t of t 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; The Commission 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; The Commission 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; The Commission 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, the Commission recommends that the 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, The Commission 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). The Commission finds the proposed annexation of this site is in the best interest of the City based on the information contained in the staff report. 2. 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. The Commission 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 The Commission 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. The Commission 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. The Commission 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. The Commission 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. The Commission 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. The Commission 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. The Commission recognizes the fact that traffic and noise will increase with the approval of this development; however, the Commission 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. The Commission finds that the proposed development will not result in the destruction, loss or damage of any natural feature(s) of major importance. The Commission recommends that the 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 the Commission and staff are 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 characteristics 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