Citidel Self Storage AZ-12-011 CUP-12-016 VAR-12-003 ALT-12-007CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND
DECISION & ORDER
In the Matter of Annexation Approval of 5.47 Acres from RUT in Ada County to the C-C Zoning
District; Conditional Use Permit Approval to Develop aSelf-Service Storage Facility; Variance
Approval for an Emergency Access to SH 20/26 AND Alternative Compliance Approval to Deviate
from the Parlung Standards in the Unified Development Code for Citadel Self-Service Storage
Facility, Located on the Southwest Corner of E. Chinden Boulevard (SH 20/26) and N. Saguaro
Hills Way, by B1, LLC.
Case No(s). AZ-12-Oll, CUP-12-016, VAR-12-003 & ALT-12-007
For the City Council Hearing Date of: December 18, 2012 (Findings on January 2, 2013)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of December 18, 2012, incorporated
by reference)
2. Process Facts (see attached Staff Report for the hearing date of December 18, 2012, incorporated
by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of December 18,
2012, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of December 18, 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 (LC. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code coded 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 Apri119, 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.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-12-011; CUP-12-016, VAR-12-003 & ALT-12-007
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6. That the City has granted an order of approval in accordance with this Decision, which shall be
signed by the Mayor 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.
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of December 18, 2012, incorpar•ated 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 City Council'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:
1. The applicant's request for annexation, conditional Lase permit, variance and alternative
compliance is hereby conditionally approved per the conditions of approval in the attached
Staff Report for the hearing date of December 18, 2012, attached as Exhibit A.
D. Notice of Applicable Time Limits
Notice of Two (2) Year Conditional Use Permit Dm•ation
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. 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.
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-SB-6.G.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 City Council may be granted. With all extensions, the Director
ar• City Council may require the conditional use comply with the current provisions of Meridian
City Code Title 11(UDC 11-SB-6F).
Notice of Two (2) Year Development Agreement Duration
The development agreement shall be signed by the property owner and returned to the City
within two (2) years of the City Council granting annexation and/or rezone (UDC 11-SB-3D).
A modification to the development agreement maybe initiated prior to signature of the
agreement by all parties and/or may be requested to extend the time allowed for the agreement
to be signed and returned to the City if filed prior to the end of the two (2) year approval period
(UDC 11-SB-3F).
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development
application entitles the Owner to request a regulatory taking analysis. Such request must be in
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-12-011; CUP-12-016, VAR-12-003 & ALT-12-007
-2-
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 maybe ftled.
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 maybe 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 December 18, 2012
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-12-011; CUP-12-016, VAR-12-003 & ALT-12-007
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#'
By action of the City Council at its regular meeting held on the day of _, ,
2013.
COUNCIL, PRESIDENT BRAD HOAGLUN
COUNCIL VICE PRESIDENT CHARLIE ROUNTREE
COUNCIL MEMBER DAVID ZAREMBA
COUNCIL MEMBER KEITH BIRD
MAYOR TAMMY de WEERD
(TIE BREAKER)
Mayor T~fr~fy de Weerd
Attest: ~o~~~~`~~ ~ ~ ~ ~'~UsT~
1
~ ~~ ~~
-_
aycee Hc~3ran, City Clerk °`~~"°
`~` SEAL.
VOTED "
VOTED
VOTED ~'
VOTED
VOTED
b
Copy served upon Applicant, The Plarit5'~~P r V_~itment, Public Works Department and City Attorney.
B ~ Dated;~~
~~ i Cl r 's., f rc
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-12-011; CUP-12-016, VAR-12-003 & ALT-12-007
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EXHIBIT A
STAFF REPORT
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, B1, LLC has applied for atmexation (AZ) and conditional use permit (CUP) approval
for aself-service storage facility consisting of fom-teen (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 fi•om 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 uublic hearing, the Commission
voted to recommend approval of the subject AZ, CUP and VAR requests.
a. Summary of Commission Public Hearing:
i. In favor: Jon Wardle, Hugh and Odessa Kehler, Ed Caron, Revecca Pescevic, Karen
Derazia, Paula Worldand and Fred and Linda Sanz
ii. In opposition: Paul Swideclci and Vincent Cosentino
iii. Commenting: None
iv. Written testimony: None
v. Staff presenting application: Sonya Watters
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 approval 1.2.15 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.
The Meridian Citv Council heard these items on December 18.2012. At the nublic hearing, the
Council annroved the subiect AZ. CUP and VAR reauest.
Citadel Self Storage Facility-AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007
PAGE 1
EXHIBIT A
.~ ummarv of City Council Public Hearing:
L In favor :Jon Wardle
lip In onnosition: None
zii Commenting: None
i~ ritten testimony: Jon Wardle and Mountain West Mortgage
taff presenting application: Bill Parsons
Yi: ther staff commenting on application: Bill Narv
~_ ev Issues of Discussion by Council:
I: creeping material for the emergency access to Chinden Boulevard
_' aintenance of the 10-foot wide landscape buffer adiacent to the souther
oundarv of the proposed facility.
iii. estricting the use of the property to the self-service storage facility.
c. ev Council Changes to Staff/Commission Recommendatio
~ ouncil added a DA provision restricting the use of the property to the self-service
orage facility.
3. PROPOSED MOTION
Approval
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 I/4 of the NE'/4 of Section 30, T.4N., R.IE.
b. Owner/Applicant:
B1, LLC
PO BOX 1610
Eagle,lD 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);
Citadel Self Storage Facility-AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007
PAGE 2
EXHIBIT A
November 26, and December 10, 2012 (City Council)
c. Radius notices mailed to properties within 300 feet on: October 26, 2012 (Commission);
November 21, 2012 (City Council)
d. Applicant posted notice on site by: November 5, 2012 (Commission); December 3, 2012 (City
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)
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 Comrection or looped water system is needed.
e. Physical Features:
1. Canals/Ditches li-t•igation: 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.
Citadel Self Storage Facility - AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007
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EXHIBIT A
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 coon^dinated with ITD on the pr•eser•vation of right of way (ROW) along the
Chinden corridor. The total ROW needed for this segrrrent of corridor is 140 feet. The
szrbrnitted plans depict the 30 feet of additional ROW requested by ITD which is a
reconzrnended DeveloprrrerztAgreenrent (DA) as requested by ITD.
® Require appropriate landscape and buffers along transportation corridors (setback, vegetation,
low walls, berms, etc.) (Chapter 3, pg. 54).
The subject properfj~ abuts Chinden Boulevard on the north. The UDC requires a nrininrurrz
35 foot landscape bzrffer adjacent to this roadway. Said bz fifer nrzrst be landscaped in accord
with UDC 11-3B-7 C. The submitted landscape depicts a 35 foot wide landscape bzrffer. The
applicantis also proposing to~landscape the ITD ROW ~to provide additional lcrrrdscaping
along Chinden Boulevard. This requires approval from ITD acrd a license agr•eenrentfor• said
inzpr^overrrerzts.
A 20 foot wide landscape street bzrffer° is required to be constructed along N. Saguaro Hills
Way. A portion of the site is not adjacent to the collector sheet however required landscape
bz fifer exists because it was installed with the developrrzerzt of the Hightower Subdivision. Tire
applicant is responsible for installing said buffer in accord with the standards listed in UDC
11-3B-7C along the sozrtheast cor•rzer of the property.
® Plan for a variety of commercial and retail opportunities within the Impact Area (Chapter 3,
pg. 51).
This ar^ea 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 souther°rz boundary of the proposed development which
was installed with the residential szrbdivision. The UDC r°equires a 25 foot ti-vide landscape
buffer between C-C zoned property and residential uses. The applicant believes a 10 foot
1-vide landscape bzrffer provides enough separation bettneerr the storage facility and the
existing homes given the low irrrpacts associated with this type of use.
The applicant has provided arz exhibit that derrronshates the views of the adjacent residences
in r•elatiorz to the proposed storage facility. The applicant contends that the metal shzrctzrr•e,
although 470 linear feet irz length, is under 9 feet and will be screened adequately with
landscaping and the existing 6 foot tall fence. Although this is consider^ed a low impact
commercial zrse, staff is of the opinion additional bz ffer°ing acrd a more aesthetic bzrilding
design is needed to ensure compatibility with the adjacent residential uses.
Citadel Self Storage Facility - AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007
PAGE 4
EXHIBIT A
® Require screening and landscape buffers on all development requests that are more intense
than adjacent residential properties (Chapter 3, pg. 53).
Tire applicant is requesting a C-C zone 1~~ith the subject annexation request. As mentioned
above, the UDC regzrires a 25 foot wide landscape bz fifer between C-C zoned property and
residential zrses. The specifrc use starrdar•d allows this bz ffer• 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 acrd the additional trees recommended
for the bzrffer, staff is of the opinion the 25 foot wide bz~er Wray be reduced.
® Require neighborhood and community commercial areas to create a site design compatible
with surrounding uses (Chapter 3, pg. 52).
The Cit3~ has adopted a design manual to address compatibility between land uses. The
applicant is proposing a commercial development adjacent to a residential subdivision.
Specifically, the applicant is proposing to develop the site with thirteen (13) storage building
and one office building. The Meridian Design Manual and the UDC emphasizes a mix of
materials and variations in roof planes along public spaces and public streets. The applicant
has done an adequate job with addressing the street facing elevations.
However, along the sozrther°n bozrndary, the applicant is proposing 470 linear feet of
continuous metal structure that provides no modulation in the wall plane or variation in the
rooflirre.
Becazrse a portion of this building is visible from the adjacent residences, staff is of the
opinion the applicant should modulate the rear facade acrd pr^ovide variation in the roof
plane in accord with the Mer•idiarr Design Manual crud the UDC. Further, the design
standards in the UDC rest^ict the use of metal siding as a primary building material. The
applicant needs to provide additional materials on the ti~~est facade as well. These concer^ns
can be addressed through Adnrinistr•ative 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 starrdprds and speck zrse standards, staff is of the opinion the proposed use
should protect the integrity of the neighborhood
® Restrict private curb cuts and access points on collectors and arterial streets (Chapter 3, pg.
54)
One access point has been provided from the adjacent collector road (N. Sagzrcn•o Hills
Drive). Because the specifrc 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 fi•orrr 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 dishict, the scale and mix of allowed commercial uses, and the location of the district ili
proximity to streets and highways.
Citadel Self Storage Facility-AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007
PAGE 5
EXHIBIT A
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 dish•ict. The proposed self-service
storage facility requires conditional use permit (CUP) approval in the C-C zoning district.
Compliance with the specific use standards listed in UDC 11-4-3-34 for the use is also required.
C. Dimensional Standards: Development of the site shall comply with the dimensional standards
listed in UDC 11-2B-3 for the C-C zoning district.
D. Landscaping
1. UDC 11-3B-8C regulates the parking lot standards of the development code (see section 9
below for further analysis).
2. UDC 11-3B-9C regulates the landscape buffers adjacent to residential land uses (see section 9
below for further analysis).
3. Width of street buffer(s): 35 feet along Chinden Boulevard; and 20 feet along N. Saguaro Hills
Way.
E. Off-Street Parking: UDC 11-3C-6B requires 1 space for every 500 square feet of gross floor area;
a total of 81,892 square foot of building area is proposed. Based on this amount, 164 parking
stalls would be required; three (3) are proposed (see section 9 below for further analysis).
F. Self-Service Uses: UDC 11-3A-16 lists the specific requirements for self service uses (see
section 9 below for fut•ther 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
chat•acteristics 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 inchided 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
Citadel Self Storage Facility-AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007
PAGE 6
EXHIBIT A
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 dishict. 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 buffets 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 maybe 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 bonndaty. 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
not provide a definition of a sound attention wall, the 10-foot buffer, the 20-foot deep storage
units which will be filled with stored materials separates the rear yards of the residences fi•om 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
aslc 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:
Citadel Self Storage Facility-AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007
PAGE 7
EXHIBIT A
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 tzzust cozuply with this
requitement.
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
applicatt must cotzzply with this requirement.
C. The distance between structures shall be a minimum of twenty-five feet (25'). All of the
proposed storage buildings zzzeet or exceed the 25 foot distance requiz°emerrt.
D. The storage facility shall be completely fenced, walled, or enclosed and screened from
public view. Where abutting a residential dish•ict 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 fi~otzz public view. Staff believes the applicant complies with
this z°equiz°ezzze>7t. Further design requirezueztts are recozztzueztded for the pez°irueter
buildings along the west and south bouzzdary.
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 li»tited to the afore~terttioned hours.
F. No structure, facility, drive lane, parking area, nor shall loading area be located adjacent
to a residential district withotrt 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 nzezttiozted earlier, the periteter buildings will act as a sound
attefzuatiofz wall. The applicant has provided st~cient evidence to ask for the 10 foot
landscape buffer.
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 fi°ont UDC 11-3A-16 below).
I. The facility shall have a second means of access for emergency purposes. The applicant
is proposing a secottd means of access fi•orzz Chittdet~ Boulevard. Approval of the
secondary access is predicated on Council grcntting 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 haffic. Outdoor storage is not proposed for this site. The applicant shall
comply with this requiremezzt. All ifetzzs zzzust be stored within atz enclosed storage uttit.
K. The site shall not be used as vehicle wrecking or junkyard as herein defined. The
applicant shall cozztply with this regtrit°etzzent--.
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 ttotpz°oposiztg to
store arty hazcn°dotrs material on the site. The applicant shall cotuply with this
regzriretzzetzt.
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. Entl•ance 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.
Citadel Self Storage Facility-AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007
PAGE 8
EXHIBIT A
B. Financial transaction areas shall be oriented to and visible fi•om an area that receives a
high volume of traffic, such as a collector or arterial street. N/A. This requirement is r~7of°e
appropriate for• banks with drive through sefn~ices.
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 regziiremef~ts.
Access: Access to this site is provided from a collector road along the eastern property boundary.
Development Along State Highways (UDC 11-3H-4): The UDC requires specific standards for
developments along state highways. This property abuts Highway 20/26 and is subject to these
regulations. Staff has addressed the pertinent standards as they relate to this project:
1) Access Variance request: The applicant has submitted a variance for an emergency
access to Chinden Boulevard. The UDC requires the closure of existing approaches if the
use of the property intensifies. Although the applicant is intensifying the use, the previous
use was a landscape business that operated with a full access to Chinden Boulevard. The
applicant's request further restricts access to Chinden Boulevard (see findings in Exhibit
D).
Because cross access cannot be coordinated at this time with the church to the west and
additional access is not provide from the collector 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 of right-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
additional 30-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 Ll .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.
Parl~ing: 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 struchu•es on the site
Citadel Self Storage Facility - AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007
PAGE 9
EXHIBIT A
(81,892 s.£), 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).
Certificate of Zoning Compliance (CZC): A CZC application is required to be submitted, prior
to issuance of building permits, for any struchu•e 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 ar• 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 maybe 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
EXHIBIT A
A. Drawings
1. Vicinity Map
Citadel Self Storage Facility-AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007
PAGE 11
EXHIBIT A
2. Site Plan
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Citadel Self Storage Facility-AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007
PAGE 12
EXHIBIT A
3. Landscape Plan
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Citadel Self Storage Facility-AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007
PAGE 13
EXHIBIT A
4. Elevations
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Citadel Self Storage Facility-AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007
PAGE 14
EXHIBIT A
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Citadel Self Storage Facility-AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007
PAGE 15
EXHIBIT A
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.
D. The use of this property shall be restricted to the self-service storage facility annroved by
CUP-12-016, unless modified b~City Council at a public hearing.
1.2 Site Specific Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the C-C zoning dishicts listed in UDC
Table 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 ban7er that
Citadel Self Storage Facility - AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007
PAGE 16
EXHIBIT A
allows the tt•ees to touch at the time of maturity and include a mix of shrubs, lawn or
other vegetative ground cover.
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
sLU•ety 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 telnporaty fencing around the perimeter of the building sites to contain debris during
constr action 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-4C~4. 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
Citadel Self Storage Facility-AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007
PAGE 17
EXHIBIT A
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
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 primacy 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, priar• 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 markets shall be provided per Public Worlcs 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'.
£ 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 iii length that is not provided with an outlet shall be required
to have an approved turn around. Phasing of the project may require a temporary approved turn
around on streets greater than 150' in length with no outlet.
3.3 All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and
shall have a clear driving surface which is 20' wide and support an imposed weight of 75,000
GV W.
3.4 Operational fire hydrants, temporary or permanent street signs, and access roads with an all weather
sm•face 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 fne protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacter7a testing.
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EXHIBIT A
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.
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 tln•oughout
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 thoughout with an approved automatic sprinler 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 Fue 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 thtu the Meridian Fire Department. All gates at the
entrance to fire lanes shall be located a minimum of 30 feet from the roadway and shall open away
from the roadway, unless other provisions are made for safe personnel operations as set forth in
National Fire Protection Standard 1141, Section 5.3.17.
3.11 Private Alleys and Fire Lanes shall have a 20' wide improved surface capable of suppar•ting 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 enhy 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
apparah~s access roads separated by one half of the maximum overall diagonal dimension of the
property or area to be served, measured in a straight line between accesses as set forth in
International Fire Code Appendix D104.2.
a. Exception: Projects havuig a gross building area of up to 124,000 square feet (11520 m2)
that have a single approved fire apparat<s access road and all buildings are equipped
throughout with approved automatic sprinkler systems. (Remoteness Regtlired)
3.16 All hydrants constructed within the interior of the facility shall be protected by bollards.
4. POLICE DEPARTMENT
Citadel Self Storage Facility - AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007
PAGE 19
EXHIBIT A
4.1 The Police Department has no concerns related to the site design submitted with this application.
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 20
EXHIBIT A
C, Legal Description and Exhibit Map
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Citadel Self Storage Facility-AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007
PAGE 20
EXHIBIT A
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Citadel Self Storage Facility-AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007
PAGE 21
EXHIBIT A
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 Council finds the proposed rezone to C-C is consistent with the proposed MU-C
future land use designation.
b. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
The Council 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 Council 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 maybe 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 Council 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 ([TDC 11-SB-3.E).
The Council 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 Council 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 in accord with
the conditions of approval in Exhibit B of the staff report.
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
EXHIBIT A
The Council finds that the proposed self-service storage facility in the proposed 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 Council 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 as conditioned in
Exhibit B of the staff report.
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 Council 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 Council finds that sanitary sewer, domestic water and irrigation can be made
available to the subject property. Please refer to comments prepared by the Public Worlcs
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 Council 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/ar• fittm•e 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 Council 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 Council recognizes the fact that traffic and noise will increase with the approval of
this development; however, the Council 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 Council 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 determine whether
Citadel Self Storage Facility-AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007
PAGE 23
EXHIBIT A
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.}J 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:
Council 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 fi-11 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;
Council 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.
Council finds granting the emergency access to Chinden Boulevard would not be
detrimental to the public health, safety and welfare of the community because the
proposed access will only be used if deemed necessary by emergency personnel. 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 oi• 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
Citadel Self Storage Facility-AZ-12-011, CUP-12-016, VAR-12-003 & ALT-12-007
PAGE 24
EXHIBIT A
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.
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 welfa,•e or
impair the use/character of the surrounding properties.
Citadel Self Storage Facility - AZ-12-011, CUP-12-016, VAR-12-003 & ALT-1 Z-007
PAGE 25