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Findings - PZ - 2014 - CU-03-14 - Cup For Storage Facility/8.4 Acre/725' South Of W Hill Road BEFORE THE EAGLE PLANNING AND ZONING COMMISSION IN THE MATTER OF AN APPLICATION ) FOR A CONDITIONAL USE PERMIT ) FOR A STORAGE FACILITY(ENCLOSED ) BUILDING) FOR BOARDMAN 55,LLC ) FINDINGS OF FACT AND CONCLUSIONS OF LAW CASE NUMBER CU-03-14 The above-entitled conditional use permit application came before the Eagle Planning and Zoning Commission for their recommendation on August 4, 2014, at which time public testimony was taken and the public hearing was closed. The Eagle Planning and Zoning Commission made their recommendation at that time. The Eagle Planning and Zoning Commission having heard and taken oral and written testimony, and having duly considered the matter,makes the following Findings of Fact and Conclusions of Law; FINDINGS OF FACT: A. PROJECT SUMMARY: Boardman 55, LLC, represented by Ron Ramza, is requesting conditional use permit approval for a Storage facility (enclosed building). The 8.4-acre site is generally located on the west side of North Horseshoe Bend Road approximately 725-feet south of West Hill Road. B. APPLICATION SUBMITTAL: A Neighborhood Meeting was held at Eagle City Hall (Freedom Room) at 7:00 PM, June 4, 2014, in compliance with the application submittal requirement of Eagle City Code. The applications for this item was received by the City of Eagle on June 9, 2014. C. NOTICE OF PUBLIC HEARING: Notice of Public Hearing on the application for the Eagle Planning and Zoning Commission was published in accordance with the requirements of Title 67, Chapter 65, Idaho Code and the Eagle City Code on July 14, 2014. Notice of this public hearing was mailed to property owners within three-hundred feet (300-feet) of the subject property in accordance with the requirements of Title 67, Chapter 65, Idaho Code and Eagle City Code on July 14, 2014. The site was posted in accordance with the Eagle City Code on July 24, 2014. Requests for agencies' reviews were transmitted on June 16, 2014, in accordance with the requirements of the Eagle City Code. D. HISTORY OF RELEVANT PREVIOUS ACTIONS: On June 20, 2005, the Eagle Planning and Zoning Commission recommended approval of an annexation and a rezone with a development agreement for Red Cliff Development. (A-10-04/RZ-16-04) On June 20, 2005, the Eagle Planning and Zoning Commission recommended approval of a preliminary plat for Optimist Business Park#2 for Red Cliff Development. (PP-08-04) During the hearing process before the Eagle City Council the aforementioned applications were remanded to staff and the applications were never brought back before the Council for final action. Page 1 of 15 K:\Planning Dept\Eagle Applications\CU\2014\CU-03-14 Boardman 55 pzf.doc On April 24, 2012, the City Council approved an annexation and rezone with a development agreement from RUT(Rural-Urban Transition—Ada County designation)to BP-DA (Business Park with a development agreement) for Kenneth and Lynn Patten. (A- 02-11/RZ-03-11) On April 24, 2012, the City Council approved a parcel division for Kenneth and Lynn Patten. (PD-03-11) E. COMPANION APPLICATIONS: All applications are inclusive herein. F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS: COMP PLAN ZONING LAND USE DESIGNATION DESIGNATION Existing Business Park R-1-DA(Residential up to Single-family dwelling and one(1)unit per acre with a accessory structures(zoned development agreement) R-1-DA) BP-DA(Business Park with Agriculture(zoned BP-DA) Development Agreement) Proposed No Change No Change Condominium self-storage facility(to be located within the area zoned BP-DA) North of site Business Park BP-P(Business Park with a Vacant land(proposed Planned Unit Development) Optimist Business Park PUD) South of site Business Park BP(Business Park)and R-1 Mini-storage facility (Residential up to one (1) (Republic Storage)and unit per acre) single-family residence East of site City of Boise Area of RUT and R4 (Ada County Single-family residence, Impact designations) Rolling Hills Charter School, and Optimist Youth Park West of site Residential Four R-4 (Residential—up to four State Highway 55 and (4)units per acre) residential subdivision (Great Sky Estates) G. DESIGN REVIEW OVERLAY DISTRICT:Not in the DDA, TDA, CEDA, or DSDA. H. EXISTING SITE CHARACTERISTICS: The site is currently used as pasture. Page 2 of 15 K:\Planning Dept\Eagle Applications\CU\2014\CU-03-14 Boardman 55 pzf.doc SITE DESIGN INFORMATION: SITE DATA PROPOSED REQUIRED Total Acreage of Site 8.4-acres N/A Percentage of Site Devoted to Building 45% 50%(maximum) Coverage Percentage of Site Devoted to 7% 10%(minimum) Landscaping Number of Parking Spaces 149 (see Discussion) 164 Front Setback 25-feet 20-feet Rear Setback(west) 10-feet 20-feet* Side Setback(north) 40-feet 0-feet Side Setback(south 5-feet 0-feet * Based on rear lot line is located adjacent to a street. J. GENERAL SITE DESIGN FEATURES: Number and Uses of Proposed Buildings: Nine (9) buildings to be constructed for the operation of a storage facility (enclosed building). Height and Number of Stories of Proposed Buildings: The buildings are proposed to be single-story ranging from 17-feet to 21-feet, 9-inches in height. Gross Floor Area of Proposed Buildings: The total combined area of the nine(9)buildings is 163,550-square feet. On and Off-Site Circulation: The site plan, date stamped by the City on June 9, 2014, shows access to the site is provided via an entrance/exit located at the northeast corner of the site that provides connection to North Horseshoe Bend Road. The site plan also shows an exit drive located at the southeast corner with a connection to North Horseshoe Bend Road. K. PUBLIC SERVICES AVAILABLE: The site is served by Eagle Water Company, Eagle Sewer District, and the Eagle Fire Department. L. PUBLIC USES PROPOSED:None proposed M. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP:No map currently exists Page 3 of 15 K:\Planning Dept\Eagle Applications\CU\2014\CU-03-14 Boardman 55 pzf doc N. SPECIAL ON-SITE FEATURES: Areas of Critical Environmental Concern—none Evidence of Erosion—no Fish Habitat—no Floodplain—no Mature Trees — yes — one (1) tree located approximately 100-feet south of the northern property line and 500-feet west of the eastern property line Riparian Vegetation—no Steep Slopes—no Stream/Creek—no Unique Animal Life—unknown Unique Plant Life—unknown Unstable Soils—unknown Wildlife Habitat—unknown O. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED): Not required P. AGENCY RESPONSES: The following agencies have responded and their correspondence is attached to the staff report. Comments, which appear to be of special concern, are noted below: Eagle Fire Department Idaho Transportation Department Independent School District of Boise City#1 Republic Services Settlers Irrigation District Tesoro Logistics NW Pipeline Q. LETTERS FROM THE PUBLIC:None received to date R. EAGLE CITY CODE 8-7-3-2 GENERAL STANDARDS FOR CONDITIONAL USES: The Commission/Council shall review the particular facts and circumstances of each proposed Conditional Use in terms of the following standards and shall find adequate evidence showing that such use at the proposed location: A. Will, in fact, constitute a conditional use as established in Section 8-2-3 of this title(Eagle City Code Title 8) for the zoning district involved; B. Will be harmonious with and in accordance with the general objectives or with any specific objective of the Comprehensive Plan and/or this title(Eagle City Code Title 8); C. Will be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area; D. Will not be hazardous or disturbing to existing or future neighborhood uses; E. Will be served adequately by essential public facilities such as highways, streets, police and fire protection, drainage structures, refuse disposal, water and sewer and schools; or that the persons or agencies responsible for the establishment of the proposed use shall be able to provide adequately any such services. Page 4 of 15 K\Planning Dept\Eagle Applications\CU\2014\CU-03-14 Boardman 55 pzfdoc F. Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; G. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; H. Will have vehicular approaches to the property which are designed as not to create an interference with traffic on surrounding public thoroughfares; and Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT: A. COMPREHENSIVE PLAN PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: • The Comprehensive Land Use Map designates this site as Business Park. Business Park Suitable primarily for the development of technical park/research and development facilities, offices and office complexes, and limited manufacturing activities, including small-scale production, distribution, and storage of goods. Support activities may also be permitted. All development within this land use shall be designed to be within a landscaped setting and be free of hazardous or objectionable elements such as noise, odor, dust, smoke, or glare. Such development should be operated entirely within enclosed structures and generate minimal industrial traffic. Development within this land use designation should be required to proceed through the PUD process. • Chapter 12—Community Design 12.1 Background and Vision(reads in part) Entryway corridors are arterial roadways that introduce both visitors and residents to Eagle. City entryways include State Highways 44 (State Street and Alternate Route), State Highway 16, and 55 (Eagle Road). The landscaping (or lack thereof), commercial signage and building character of these entrances provide the first, and often the most lasting, impressions of the entire community. The City of Eagle has the opportunity to improve the appearance of the entryways by establishing guidelines for development and redevelopment that occurs along these entryway corridors. 12.2 Goals A. Protecting the City's character: Strive to create an aesthetically pleasing community and protect the unique natural beauty and small town character of the City. C. Preserving Regional Transportation Corridors (State Highway 55, 20/26, 16 & 44): Preserve the function of regionally significant roadways through the City while ensuring compatibility with land uses and design standards of the City. Page 5 of 15 K:\Planning Dept\Eagle Applications\CU\2014\CU-03-14 Boardman 55 pzf doc 12.3 Objectives A. Enhance the appearance of the City's entry corridors. Design review procedures should guide future development and redevelopment of existing uses. Depending on land uses and buildings, more extensive landscaping and fewer points of access may be required. The design review process will enable the City to address the special features of each property and facility in a manner that will best address the overall intent of enhancing Eagle's entryways. Eagle's entrance corridors may take on the look of landscaped berms like those built adjacent to the Banbury and Lexington Hills Subdivisions. 12.4 Implementation Strategies J. Require new residential, commercial, and industrial development to meet minimum design standards as specified by City Ordinances. B. ZONING ORDINANCE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: • Eagle City Code, Section 8-1-2 defines Storage (Enclosed Building)as: An enclosed building or group of buildings containing separate, individual, secured, and private storage spaces of varying sizes available for lease or rent for varying periods of time. • Eagle City Code, Section 8-1-2 Warehousing and Storage: Ministorage: Provision of storage space for household or commercial goods within an enclosed building with direct public access to individual storage spaces. May include vehicle storage to a maximum of twenty percent (20%) of the site. Where greater than twenty percent(20%) of the site is allocated to vehicle storage, the vehicle storage must be treated as a separate use. • Eagle City Code, Section 8-2-1 BP Business Park District: To encourage the development of technical park/research and development facilities, offices and office complexes, and limited manufacturing activities including small scale production, distribution and storage of goods. Support activities may also be permitted. All development within this district shall be designed to be within a landscaped setting, and be free of hazardous or objectionable elements such as noise, odor, dust, smoke or glare. Such development shall be operated entirely within enclosed structures, and generate minimal industrial traffic. All development requiring a conditional use permit in the BP zoning district, as shown in section 8-2-3 of this chapter, shall occur under the PUD and/or development agreement process in accordance with chapter 6 or 10 of this title unless the proposed development does not meet the area requirements as set forth in section 8-6-5-1 of this title. In that case a cooperative development, in conjunction with adjacent parcels (to meet the minimum area requirements), shall be encouraged. Otherwise a conditional use permit shall be required unless the proposed use is shown as a permitted use in the BP zoning district within section 8-2-3 of this chapter. • Eagle City Code Section 8-2-3 states in part that Storage(enclosed building)requires the approval of a conditional use permit located within a BP(Business Park)zoning district. A Storage(enclosed building) is a prohibited use within a R(Residential)zoning district. Page 6 of 15 K:\Planning Dept\Eagle Applications\CU\2014\CU-03-14 Boardman 55 pzf.doc • Eagle City Code Section 8-2A-7 (B)(2): Landscaping shall cover a minimum of ten percent (10%) of the property on all other developments. Hardscape plaza areas, such as decorative concrete/paver patios that are integrated into the design of the landscaped area, may be included in the ten percent(10%) landscape coverage requirement. • Eagle City Code Section 8-2A-7 (C): Existing Vegetation: 1. Retention Of Existing Trees: Existing trees shall be retained unless removal is approved in writing by the city. Where trees are approved by the city to be removed from the project site(or from abutting right of way)replacement with an acceptable species is required as follows: Existing Tree Replacement 1 inch to 6 inches caliper 2x caliper of tree removed 61/4 inches to 12 inches 1.5x caliper of tree removed 121/4 inches or more lx caliper of tree removed .. .3... c Removal of the following trees shall not require replacement: black locust, poplar, cottonwood, willow, tree of heaven, elm, and silver maple. Trees which are weak wooded, weak branched, suckering, damaged, diseased, insect infested, or containing similar maladies may be exempt from replacement if removal is first approved by the city. In all cases, planting within public rights of way shall be with approval from the public and/or private entities owning the property. Example: An eight inch(8")caliper tree is removed, an acceptable replacement would be three(3)4-inch caliper trees or four(4)3-inch caliper trees. 2. Damage During Construction: Existing trees or shrubs that are retained shall be protected from damage to bark, branches, or roots during construction. Construction or excavation occurring within the drip line of any public or private retained tree or shrub may severely damage the tree or shrub. Any severely damaged tree or shrub shall be replaced in accordance with subsection Cl of this section. 3. Grade Changes And Impervious Surfaces: Grade changes and impervious surfaces shall be allowed at a distance from the trunk of a retained tree equal to the diameter of the tree trunk plus six feet(6'), or to the drip line, whichever is furthest from the trunk. 4. Minimum Landscaping: Existing vegetation which is to be retained may be used to satisfy the minimum required landscaping. (Ord. 699, 5-28-2013) Page 7 of 15 K:\Planning Dept\Eagle Applications\CU\2014\CU-03-14 Boardman 55 pzfdoc • Eagle City Code, Section 8-2-4 Schedule of Building Height and Lot Area Regulations for the BP (Business Park)zone: Minimum Yard Setbacks Maximum Minimum Note Conditions A To E* Lot Lot Area Minimum Covered (Acres Or Lot Zoning Maximum Interior Street F And J* Square Width I* District Height Front Rear Side Side Feet)H* BP 35' 20' 0' 0' 20' 50% n/a 25' • Eagle City Code Section 8-3-3 Supplemental Yard and Height Regulations: D. Side And Rear Yards For Nonresidential Uses Abutting Residential Districts: Nonresidential buildings or uses shall not be located nor conducted closer than forty feet (40') to any lot line of a residential district; except that the minimum yard requirements may be reduced to fifty percent (50%) of the requirement if acceptable landscaping or screening approved by the council is provided. Such screening shall be a masonry or solid fence between four(4) and eight feet(8') in height, maintained in good condition and free of all advertising or other signs. Landscaping provided in lieu of such wall or fence shall consist of a strip of land not less than twenty feet(20') in width planted with an evergreen hedge or dense planting of evergreen shrubs not less than four feet (4') in height at the time of planting. • Eagle City Code Section 8-3-4 Commercial and Industrial Uses Restricted: A. Performance Requirements: No land or building in any district shall be used or occupied in any manner creating dangerous, injurious, noxious or otherwise objectionable conditions which could adversely affect the surrounding areas or adjoining premises; except, that any case permitted by this title may be undertaken and maintained if acceptable measures and safeguards to reduce dangerous and objectionable conditions to acceptable limits as established by the following performance requirements: 1. Fire Hazards: Any activity involving the use or storage of flammable or explosive materials shall be protected by adequate firefighting and fire prevention equipment and by such safety devices as are normally used in the handling of any such material. Such hazards shall be kept removed from adjacent activities to a distance which is compatible with the potential danger involved as specified in the uniform fire code and the national safety foundation publications. 2. Radioactivity Or Electrical Disturbance:No activity shall emit harmful radioactivity at any point, or electrical disturbance adversely affecting the operation of any equipment at any point other than that of the creator of such disturbance. 3. Noise: Objectionable noise, as determined by the administrator, which is due to volume, frequency or beat shall be muffled or otherwise controlled. Air raid sirens and related apparatus used solely for public purposes are exempt from this requirement. • Eagle City Code Section 8-7-3-2 General Standards for Conditional Use: The Commission/Council shall review the particular facts and circumstances of each proposed Conditional Use in terms of the following standards and shall find adequate evidence showing that such use at the proposed location: Page 8 of 15 K:\Planning Dept\Eagle Applications\CU\2014\CU-03-14 Boardman 55 pzfdoc A. Will, in fact, constitute a conditional use as established in Section 8-2-3 of this title(Eagle City Code Title 8) for the zoning district involved; B. Will be harmonious with and in accordance with the general objectives or with any specific objective of the Comprehensive Plan and/or this title (Eagle City Code Title 8); C. Will be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area; D. Will not be hazardous or disturbing to existing or future neighborhood uses; E. Will be served adequately by essential public facilities such as highways, streets, police and fire protection, drainage structures, refuse disposal, water and sewer and schools; or that the persons or agencies responsible for the establishment of the proposed use shall be able to provide adequately any such services. F. Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; G. Will not involve uses, activities, processes,materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; H. Will have vehicular approaches to the property which are designed as not to create an interference with traffic on surrounding public thoroughfares; and I. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. • Eagle City Code, Section 8-4-5 Schedule of Parking: Storage(enclosed building and/or 1 per 1,000 square feet of gross storage area fenced area) • Eagle City Code, Section 8-7-3-5 Conditional Use Permit: D. Conditions of Permit: Upon the granting of a conditional use permit, conditions may be attached to said permit including,but not limited to,those: 1. Minimizing adverse impact on other development; 2. Controlling the sequence and timing of development; 3. Controlling the duration of development; 4. Assuring that development is maintained properly; 5. Designating the exact location and nature of development; 6. Requiring the provision for on site or off site public facilities or services; and 7. Requiring more restrictive standards than those generally required in this title. C. DISCUSSION: • The applicant is proposing to construct a private storage facility with enclosed buildings. Pursuant to Eagle City Code a conditional use permit is required for storage (enclosed building) facilities located with the BP (Business Park) zoning district. The adjacent property Page 9 of 15 K:\Planning Dept\Eagle Applications\CU\2014\CU-03.14 Boardman 55 pzfdoc to the north (Optimist Business Park) was previously approved for a business park planned unit development. A ministorage facility (Republic Storage) is located on the adjacent property to the south. The site is compatible with the zoning designation and residential subdivision (Great Sky Estates Subdivision) to the west since State Highway 55 is located between the proposed use and Great Sky Estates Subdivision. There is also a ten foot(10') high masonry fence located between Great Sky Estates Subdivision and State Highway 55. The site is bordered on the east by North Horseshoe Bend Road. There is one (1) single-family residence, Rolling Hills Public Charter School, and a Boise City public park located across North Horseshoe Bend Road from the site. • The original owner of the property was previously approved for an annexation with a rezone and a parcel division inclusive of the subject site. The original site consisting of approximately 9.8- acres was rezoned to include two (2) zoning designations. An approximately 1.4-acre area located in proximity to the southeast corner and containing the existing residence was rezoned to a R-1-DA (Residential up to one (1) unit per acre with a development agreement) zoning designation and the remaining approximately 8.4-acre area was rezoned to BP-DA (Business Park with a development agreement) zoning designation. To date a parcel division record of survey has not been recorded and the proposed use is located on a portion of the original parcel. The parcel division should be recorded with the associated legal descriptions to clearly identify the parcels and their respective zoning designations. The applicant should record the parcel division (PD-03-11) record of survey and associated legal descriptions prior to a zoning certificate being issued for the storage(enclosed building)use to commence on the site. • Because this site is located adjacent to State Highway 55 (identified in the Comprehensive Plan as an entryway corridor) any proposed signage and building character will provide the first, and often the most lasting impression of the community. The design review process will play a vital role in assuring that as the development is built, a common theme among all the structures and landscaping will be achieved. The site plan date stamped by the City on June 9, 2014, shows the footprint of the western most structure located approximately 10-feet from the western property line. The west property line would be considered the rear property line since the property is fronted and will take access from North Horseshoe Bend Road. The allowed rear setback in the BP (Business Park) zoning district is zero feet (0'). The street side setback within the BP (Business Park) zoning district is 20-feet. Although the west property line adjacent to State Highway 55 is considered the rear property line the applicant should be required to provide a twenty foot (20') wide buffer area located adjacent to the rear property line since the rear property line is located adjacent to State Highway 55 (identified in the Comprehensive Plan as an entryway corridor). The applicant should submit building elevations depicting the design of the outer wall of the facility located adjacent to State Highway 55, which show features that are not typical of a ministorage facility. Ultimately the applicant will need to design the facility to comply in all respects with the Eagle Architecture and Site Design Book. The building wall face located adjacent to State Highway 55 should be constructed with appurtenances, texture variations, and false windows to alleviate the monoplane appearance of the long walls and to provide a design character that will be more attuned to anticipated future land uses in the area. Since the site is located adjacent to State Highway 55 the applicant should also be required to provide a landscape buffer adjacent to the highway (as mentioned above). Proposed signage located adjacent to State Highway 55 should be limited to a building wall sign. • Eagle City Code Section 8-3-3 (D) states that when a commercial use abuts a residential district, the use shall not be located closer than forty-feet (40') to any lot line of the district except that the minimum yard requirements may be reduced to fifty percent (50%) of the requirement if acceptable landscaping or screening approved by the Council is provided. The Page 10 of 15 K:\Planning Dept\Bagle Applications\CU\2014\CU-03-14 Boardman 55 pzf doc applicant has shown on the site plan that the buildings are setback from the southern property line located adjacent to the existing residence by approximately 35-feet. When considering a reduction in the minimum yard requirements, the Council will review the screening methods used to justify the reduction, which may include a fence and/or landscaping. At the time the property was rezoned the area where the existing home is located was rezoned to an R-1-DA (Residential up to one unit per acre with a development agreement)to allow the existing home to remain. Staff will defer to the Planning and Zoning Commission and the City Council regarding this matter. • Although there are other uses permitted within the BP (Business Park) zoning designation (including but not limited to industry or light manufacturing) the area of the site where the ministorage buildings are to be located should be limited to the storage of RV's, boats, household or commercial goods within an enclosed building and no third party business activity, light industry or manufacturing uses should be allowed. • The site plan date stamped by the City on June 9, 2014, shows the footprints for nine (9) structures totaling 163,560-square feet. The site plan does not delineate the required buffer area located adjacent to the residential property located adjacent to the southeast corner of the site. The applicant should provide a detailed landscape plan showing the proposed buffer area located adjacent to the residential home located at 8811 North Horseshoe Bend Road. The landscaped plan should be reviewed and approved by the Design Review Board prior to the issuance of a zoning certificate for construction of the first building. • Eagle City Code states that where greater than twenty percent (20%) of a self-storage site is allocated to vehicle storage, the vehicle storage must be treated as a separate use. In the past, the City has interpreted this provision to act as a means to prevent the collection of a multitude of vehicles in open view and stored in conditions considered unsightly. Since the storage units are enclosed and the applicant is not proposing an outdoor storage area, the vehicles will be located out of sight and will not contribute to nuisance glare or clutter; no difference could be made as to the contents of the storage units. Staff recommends that since the storage units will be enclosed with a door which will shield the storage contents from view, vehicle storage in excess of twenty percent (20%) of the site may be allocated to vehicle storage. All items (inclusive of vehicles, RV's, and boats) stored at the ministorage facility should be contained within an enclosed storage unit. • The site data section contained within the Conditional Use Permit application, date stamped by the City on June 9, 2014, indicates that seven percent (7%) of the site is devoted to landscaping. Pursuant to Eagle City Code Section 8-2A-7 (B) (2), landscaping is required to cover a minimum of 10% of the property. The applicant should be required to provide a landscape plan showing a minimum of 10% of the site to be covered by landscaping. The landscape plan should be reviewed and approved by the Design Review Board prior to a Zoning Permit being issued for construction of the storage facility(enclosed building). • The applicant is proposing to construct nine (9) buildings consisting of a total of 163,560- square feet of gross floor area. The site data section contained with the Conditional Use Permit application, date stamped by the City on June 9, 2014, indicates a total of 149 parking spaces. Pursuant to Eagle City Code Section 8-4-5, one (1) parking space per 1,000-square feet is required for a storage facility(enclosed building)which based on the proposed 163,560-square feet would require 163 parking spaces. The site data section contained within the Conditional Use Permit application indicates a total of 149 parking spaces. The site plan, date stamped by the City on June 9, 2014, does not delineate any parking spaces. The site plans shows the proposed buildings to be separated approximately 60-feet in width. The proposed width allows for parking outside of the respective units while the units are being accessed by the public. As Page 11 of 15 K:\Planning Dept\Eagle Applications\CU\2014\CU-03-14 Boardman 55 pzfdoc proposed staff believes ample parking is provided for the public to access the storage units. • The area of the site where the proposed storage facility(enclosed building) is to be constructed contains a deciduous tree located in the middle of the site. Pursuant to Eagle City Code existing trees should be retained unless approved by the city. All living trees that do not encroach upon the buildable areas on the site should be preserved, unless otherwise determined by the Design Review Board. • The applicant has provided a floor plan for Building A, date stamped by the City on July 31, 2014, which shows a clubhouse, two (2) closets, two (2) restrooms, and a shower to be contained within approximately 440-square feet of the structure. It is unknown if this area will also serve as an office for the proposed use. The applicant should provide clarification of the location of the office serving the facility prior to issuance of a zoning permit for the construction of the storage facility(enclosed building). • ACHD is allowing only one (1) ingress/egress be permitted for the storage facility (enclosed building. The applicant is required to remove the southern exit access. The applicant should be required to provide a revised site plan showing the ACHD approved ingress/egress prior to submitting a design review application. • Staff has reviewed the particular facts and circumstances of this proposed conditional use and, in terms of Eagle City Code Section 8-7-3-2 "A thru I"(required findings for approval of a conditional use), has made the following conclusions: The proposed conditional use; A. Will, in fact, constitute a conditional use as established in Section 8-2-3 of this title(Eagle City Code Title 8)for the zoning district involved; B. Will be harmonious with and in accordance with the general objectives or with any specific objective of the Comprehensive Plan and/or this title (Eagle City Code Title 8); C. Will be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area; D. Will not be hazardous or disturbing to existing or future neighborhood uses; E. Will be served adequately by essential public facilities such as highways, streets, police and fire protection, drainage structures, refuse disposal, water and sewer and schools; or that the persons or agencies responsible for the establishment of the proposed use shall be able to provide adequately any such services. F. Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; G. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; Page 12 of 15 K:\Planning Dept\Eagle Applications\CU\2014\CU-03-14 Boardman 55 pzf doc H. Will have vehicular approaches to the property which are designed as not to create an interference with traffic on surrounding public thoroughfares; and I. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. PUBLIC HEARING OF THE COMMISSION: A. A public hearing on the application was held before the Planning and Zoning Commission on August 4, 2014, at which time public testimony was taken and the public hearing was closed. The Commission made their recommendation at that time. B. Oral testimony in opposition to the application was presented to the Planning and Zoning Commission by no one. C. Oral testimony in favor of the application was presented to the Planning and Zoning Commission by no one (other than the applicant/representative). COMMISSION DELIBERATION: Upon closing the public hearing,the Commission discussed during deliberation that: • The proposed use is a good use for the property and is compatible with the similar use located adjacent to the southern property line. • Selling the units versus renting the units provides a better option to consumers utilizing the storage facility. COMMISSION DECISION: The Commission voted 3-0 (Villegas and Wright absent)to recommend approval of CU-03-14 for a conditional use permit for a Storage Facility (Enclosed Building) for Boardman 55, LLC, with the staff recommended site specific conditions of approval and standard conditions of approval. CONCLUSIONS OF LAW: 1. A Neighborhood Meeting was held at Eagle City Hall (Freedom Room) at 7:00 PM, June 4, 2014, in compliance with the application submittal requirement of Eagle City Code. The applications for this item was received by the City of Eagle on June 9, 2014. 2. Notice of Public Hearing on the application for the Eagle Planning and Zoning Commission was published in accordance with the requirements of Title 67, Chapter 65, Idaho Code and the Eagle City Code on July 14, 2014. Notice of this public hearing was mailed to property owners within three- hundred feet (300-feet) of the subject property in accordance with the requirements of Title 67, Chapter 65, Idaho Code and Eagle City Code on July 14, 2014. The site was posted in accordance with the Eagle City Code on July 24, 2014. Requests for agencies' reviews were transmitted on June 16, 2014, in accordance with the requirements of the Eagle City Code. 3. The Commission reviewed the particular facts and circumstances of the proposed conditional use (CU- 03-14) in terms of Eagle City Code Section 8-7-3-2, "General Standards For Conditional Uses" and has concluded that the proposed conditional use: A. Will, in fact, constitute a conditional use as established in Section 8-2-3 of this title (Eagle City Code Title 8) since a storage (enclosed building) may be permitted in the BP (Business Park District) zoning district if a conditional use permit is approved by the City Council; Page 13 of 15 K:\Planning Dept\Eagle Applications\CU\2014\CU-03-14 Boardman 55 pzf.doc B. Will be harmonious with and in accordance with the general objectives or with any specific objective of the Comprehensive Plan and/or this title (Eagle City Code Title 8), since there are no inconsistencies with the Comprehensive Plan and since a storage (enclosed building) is permitted with the approval of a conditional use within the BP (Business Park District) zoning district and the Comprehensive Plan designates this site as Commercial; C. Will be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area since the storage (enclosed building) is located within an area designated for business parks and the design of the proposed structure must meet the City's design review requirements; D. Will not be hazardous or disturbing to existing or future neighborhood uses since the storage (enclosed building) is to be located within a property with a BP (Business Park District) that currently has compatible commercial uses located adjacent to the property; E. Will be served adequately by essential public facilities such as highways, streets, police and fire protection, drainage structures, refuse disposal, water and sewer and schools; or that the persons or agencies responsible for the establishment of the proposed use shall be able to provide adequately any such services, as noted in the documentation provided from said agencies and as required as a part of the conditions of approval; F. Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community since the site will be improved with essential public facilities such as streets, sewer and water services; G. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors since the storage (enclosed building) will be provided with landscape buffers located adjacent to State Highway 55 and the adjacent properties located north and south of the proposed facility; H. Will have vehicular approaches to the property which are designed as not to create an interference with traffic on surrounding public thoroughfares since the site will take access from existing public roadways; and I. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance, since none are apparent on this site. 4. Eagle City Code Section 8-7-3-5: C (2) (c) states that the Council shall specify, "The actions, if any, that the applicant may take to obtain a permit". Page 14 of 15 K:\Planning Dept\Eagle Applications\CU\2014\CU-03-14 Boardman 55 pzf doc DATED this 18th day of August, 2014. PLANNING AND ZONING COMMISSION OF THE CITY OF EAGLE Ada County, Idaho Don Roehling, Chairman ATTEST: � 00,011########## OF FAC 1 Cob 0 0 Sharon K. Bergmann, Eagle City C erk • * SEAL (_p..4Ittivat00 P4)1• ••q�OF 1",.• '' Page 15 of 15 K:\Planning Dept\Eagle Applications\CU\2014\CU-03-14 Boardman 55 pzf doc