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PZ - Staff Report Page 1 STAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT DATE: 11/1/2018 TO: Planning & Zoning Commission FROM: Sonya Allen, Associate Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: Elevate Franklin Storage H-2018-0109 PROPERTY LOCATION: 3755 W. Perugia Street I. PROJECT DESCRIPTION The Applicant has submitted an application for a modification to the existing Development Agreement (Instrument No. 106002636) to remove the subject property from the agreement ; and a rezone of 3.53 acres of land from the L-O to the R-15 zoning district. A rezone is requested for the development of an accessory self-service storage facility for the existing multi-family development to the north (i.e. Silver Oaks). II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 3.53 Future Land Use Designation MHDR (TMISAP) Existing Land Use Vacant/undeveloped Proposed Land Use(s) Self-service storage facility (accessory use to the multi- family development to the north) Current Zoning L-O Proposed Zoning R-15 Lots (# and type; bldg/common) NA Phasing plan (# of phases) 1 Physical Features (waterways, hazards, flood plain, hillside) Kennedy Lateral runs along west boundary of site Neighborhood meeting date; # of attendees: 07/25/2018; no attendees Page 2 Description Details Page History (previous approvals) AZ-05-016 (Silver Oaks DA #106002636 – requires CUP approval of all future development); CUP-05-024 (expired); FP-06-011 (Lot 1, Block 1, Umbria Subdivision; MDA-10-011 (amended DA Inst. #111028916) B. Community Metrics Description Details Page Ada County Highway District  Staff report (yes/no) No  Requires ACHD Commission Action (yes/no) No Access (Arterial/Collectors/State Hwy/Local)(Existing and Proposed) Proposed access via W. Perugia St. (local street); secondary emergency access via N. Umbria Hills Ave. (local street) Traffic Level of Service NA Stub Street/Interconnectivity/Cross Access Existing Road Network Existing Arterial Sidewalks / Buffers Proposed Road Improvements Fire Service No comment Police Service No comment Wastewater No comment Water No comment COMPASS (Communities in Motion 2040) No Comments received Page 3 C. Project Area Maps Future Land Use Map Aerial Map Zoning Map Planned Development Map III. APPLICANT INFORMATION A. Applicant Ten Mile Development, LLC 1409 N. Main St., Ste. 109 Meridian, ID 83642 B. Owner: Same as Applicant C. Representative: Becky McKay, Engineering Solutions, LLP Page 4 1029 N. Rosario St., Ste. 100 Meridian, ID 83642 IV. NOTICING A. Newspaper notification published on: 10/12/2018 B. Radius notice mailed to properties within 300 feet on: 10/9/2018 C. Applicant posted notice on site on: 10/21/2018 D. Nextdoor posting: 10/9/2018 V. STAFF ANALYSIS A. Comprehensive Plan Policies: Per the TMISAP, medium-high density residential designated areas are recommended primarily for relatively dense multi-family housing types, such as row houses, townhouses, condominiums and apartment buildings and complexes. They should include a mix of housing types that achieve an overall average density target of 12 units per gross acre. Although primarily a residential designation, a limited amount of other land use types are also located in MHDR areas (see pgs.3- 6 and 3-7 in the TMISAP for more information).  “Require appropriate landscaping and buffers along transportation corridor (setback, vegetation, low walls, berms, etc.).” (3.06.02F)  “Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D)  “Require screening and landscape buffers on all development requests that are more intense than adjacent residential properties.” (3.06.01G)  “Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City.” (3.01.01F)  “Review new development for appropriate opportunities to connect local roads and collectors to adjacent properties (stub streets).” (3.03.02O) B. Existing Structures/Site Improvements: None C. Existing Zoning L-O D. Proposed Zoning/Use R-15; self-service storage facility – accessory to the adjacent multi-family development (i.e. Silver Oaks to the north) (only allowed as an accessory use) E. Dimensional Standards: See UDC Table 11-2A-7 http://www.sterlingcodifiers.com/codebook/index.php?book_id=306 F. Specific Use Standards: The proposed use is subject to the following standards: “11-4-3-34: STORAGE FACILITY, SELF-SERVICE: Page 5 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. B. On site auctions of unclaimed items by the storage facility owners shall be allowed as a temporary use in accord with UDC 11-3E, Temporary Use Requirements. C. The distance between structures shall be a minimum of twenty five feet (25'). complies D. The storage facility shall be completely fenced, walled, or enclosed and screened from public view. Where abutting a residential district or public road, chainlink shall not be allowed as fencing material. The facility will be completely screened from public view by the rear of the structures. E. If abutting a residential district, the facility hours of public operation shall be limited to six o'clock (6:00) A.M. to eleven o'clock (11:00) P.M. F. A minimum twenty five foot (25') wide landscape buffer shall be provided where the facility abuts a residential use, unless a greater buffer width is otherwise required by this title. Landscaping shall be provided as set forth in subsection 11-3B-9C of this title. NA G. If the use is unattended, the standards in accord with section 11-3A-16, "Self-Service Uses", of this title shall also apply. H. The facility shall have a second means of access for emergency purposes. complies I. All outdoor storage of material shall be maintained in an orderly manner so as not to create a public nuisance. Materials shall not be stored within the required yards. Stored items shall not block sidewalks or parking areas and may not impede vehicular or pedestrian traffic. J. The site shall not be used as a "vehicle wrecking or junk yard" as herein defined. K. 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. (Ord. 13-1555, 5-14-2013)” G. Concept Plan: A concept plan was submitted that depicts an indoor storage facility with several different sizes of storage units ranging in size from 5’ x 5’ to 10’ x 20’. H. Access: Access via W. Perugia St.; secondary emergency access via N. Umbria Hills Ave. In accord with UDC 11-3A-3A and the Comprehensive Plan, Staff recommends a road trust is submitted to ACHD for half the cost of construction of a bridge over the Kennedy Lateral and extension of W. Perugia Street to the west to Parcel #S121034712; the road trust should be submitted to ACHD prior to issuance of the first building permit for the proposed development. Note: With Umbria Subdivision, a similar road trust was required of the Applicant that was held for several years but eventually released by ACHD. Staff anticipates the property to the west developing in the near future and with the road trust, construction of the bridge could occur. I. Parking: Per UDC 11-3C-6B.1, parking is based on gross floor area of office space for self-service storage facilities. An 800 square foot office is proposed, therefore, a minimum of one (1) parking space is required; two (2) spaces are proposed with one of those being an ADA space. Because an employee will likely use one of those spaces and a visitor may not be able to use the ADA space, Page 6 Staff recommends at least one (1) additional space is provided for a minimum of 3 total spaces. The associated multi-family development is currently experiencing issues with parking due to residents using the garages for storage rather than parking. The proposed accessory storage should provide for the storage needs of residents and free up garage space for parking, which should reduce parking issues within the multi-family development. J. Sidewalks: Five-foot wide attached sidewalks exist along W. Perugia St. and N. Umbria Hills Ave.; a 5-foot wide detached sidewalk exists along W. Franklin Rd. K. Pathways: None required L. Landscaping A 10-foot wide street buffer is required to be constructed along N. Umbria Hills Ave. and W. Perugia St., both local streets; and a 25-foot wide buffer is required along W. Franklin Rd., an arterial street, as set forth in UDC Table 11-2A-7. Landscaping is required to be provided within the buffers as set forth in UDC 11-3B-7C. The proposed landscape plan is in compliance with the aforementioned standards. M. Waterways: The Kennedy Lateral runs along the west boundary of this site. The City Council previously approved a waiver to UDC 11-3A-6 to allow the lateral to remain open and not be piped (FP-06- 011). N. Fencing: All fencing is required to comply with the standards listed in UDC 11-3A-6 and 11-3A-7. Fencing is not depicted on the plan. To preserve public safety, Staff recommends fencing is installed along the Kennedy Lateral to prohibit access to the waterway in accord with the standards listed in UDC 11-3A-6C.3. Further, Staff recommends 6-foot all wrought iron fencing is provided consistent with that to the north installed with the multi-family development. O. Utilities All utilities for the proposed use are required to be installed at or below grade in accord with the City’s adopted standards, specifications and ordinances. The proposed development is required to connect to the City water and sewer systems, unless otherwise approved by the City Engineer. (See UDC 11-3A-21) P. Design Review All structures proposed to be constructed on the site except for those that are fully screened from view from all abutting property lines (i.e. those internal to the development, as applicable), are required to comply with the design standards listed in UDC 11-3A-19, the Architectural Standards Manual (ASM) and the TMISAP. Proposed building materials consist of metal paneling, Hardie paneling and stone veneer. The ASM prohibits metal paneling as a finish material; however, it can be used as an accent or secondary field material. Elevations submitted with the Certificate of Zoning Compliance application should be in compliance with the ASM. Page 7 VI. DECISION A. Staff: Staff recommends approval of the proposed development agreement modification and rezone with the requirement of a new development agreement including the provisions in Section VIII of this report. VII. EXHIBITS A. Site Plan Page 8 B. Landscape Plan Page 9 C. Building Elevations VIII. CITY/AGENCY COMMENTS A. Planning Division 1. The existing Development Agreement (Inst. #106002636, amended Inst. #111028916) shall be revised to exclude the subject property from the agreement. 2. A new Development Agreement (DA) is required as a provision of the rezone of this property. Prior to rezone ordinance approval, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of ordinance adoption, and the developer. A Certificate of Zoning Compliance and Design Review application will not be accepted until the Ordinance and DA are recorded. Currently, a fee of $303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six (6) months of the City Council granting the rezone for approval by City Council and subsequent recordation. The DA shall, at a minimum, incorporate the following provisions: a. Future development of the subject property shall be generally consistent with the conceptual development plan and elevations approved with H-2018-0109 and the provisions included herein. b. The storage facility is allowed to operate in conjunction with and as an accessory use to the multi-family development to the north (i.e. Silver Oaks) and shall only provide Page 10 storage service for residents of the multi-family development. Providing storage service for non-residents (i.e. the general public) is prohibited. c. The Developer/Owner shall comply with the specific use standards listed in UDC 11- 4-3-34, Storage Facility, Self-Service, as follows: i. 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. ii. On site auctions of unclaimed items by the storage facility owners shall be allowed as a temporary use in accord with UDC 11-3E, Temporary Use Requirements. iii. If the use is unattended, the standards listed in UDC 11-3A-16, Self-Service Uses, shall apply as follows, “Entrance or view of the self-service facility shall be open to the public street or to adjoining businesses and shall have low impact security lighting.” iv. All outdoor storage of material shall be maintained in an orderly manner so as not to create a public nuisance. Materials shall not be stored within the required yards. Stored items shall not block sidewalks or parking areas and may not impede vehicular or pedestrian traffic. v. The site shall not be used as a "vehicle wrecking or junk yard" as herein defined. vi. 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. (Ord. 13-1555, 5-14-2013) e. Submit a road trust to ACHD for half the cost of construction of a bridge over the Kennedy Lateral and extension of W. Perugia Street prior to issuance of the first building permit for the development. f. Provide a minimum of three (3) parking spaces on the site for employee and visitor parking. g. To preserve public safety, a fence shall be installed along the Kennedy Lateral to prohibit access to the waterway in accord with the standards listed in UDC 11-3A- 6C.3. h. Six-foot tall wrought iron fencing is required to be constructed on the site along the Kennedy Lateral in accord with the standards listed in UDC 11-3A-6 and 11-3A-7. i. The hours of operation for the storage facility shall be limited to 6:00 am to 11:00 pm in accord with UDC 11-4-3-34E. j. All future structures shall comply with the design standards listed UDC 11-3A-19 and the Architectural Standards Manual, and the policies in the Ten Mile Interchange Specific Area Plan. B. Public Works Department 1. Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. 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. Page 11 2. The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way (include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but rather dedicated outside the plat process using the City of Meridian’s standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement (on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor, which must include the area of the easement (marked EXHIBIT A) and an 81/2” x 11” map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted, reviewed, and approved prior to development plan approval. 3. All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being developed shall be tiled per UDC 11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 4. Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at (208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 5. Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 6. Street signs are to be in place, water system shall be approved and activated, and at a minimum, a compacted gravel road base shall be in place prior to applying for building permits. 7. All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. 8. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 9. It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 10. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 11. Developer shall coordinate mailbox locations with the Meridian Post Office. 12. All grading of the site shall be performed in conformance with MCC 11-12-3H. 13. 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. 14. The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. Page 12 15. At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 16. The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed sewer, water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. C. Department of Environmental Quality (DEQ): http://weblink.meridiancity.org/WebLink8/DocView.aspx?id=156415&dbid=0 D. Idaho Transportation Department (ITD): http://weblink.meridiancity.org/weblink8/0/doc/156918/Page1.aspx E. Ada County Highway District (ACHD): http://weblink.meridiancity.org/WebLink8/DocView.aspx?id=157495&dbid=0 IX. FINDINGS Annexation/Rezone (UDC 11-5B-3E): Upon recommendation from the commission, the council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation and/or rezone, the council shall make the following findings: A. The map amendment complies with the applicable provisions of the comprehensive plan; Staff finds the proposed map amendment from L-O to R-15 is consistent with the MHDR FLUM designation and the applicable provisions in the Comprehensive Plan as noted in Section VI. B. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds the proposed map amendment complies with the regulations for the proposed R-15. C. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds the proposed map amendment should not be detrimental to the public health, safety and welfare. However, the Commission and Council should rely on public testimony to determine this finding. D. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including, but not limited to, school districts; and Staff finds the proposed map amendment will not result in an adverse impact on delivery of services as stated. E. The annexation (as applicable) is in the best interest of city. This finding does not apply since the application is for a rezone, not annexation.