CC - Commission Recommendations and Staff ReportSTAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
DAT
E: 12/4/2018
TO: City Council
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
Legend
aProject Location
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
Acreage
Future Land Use Designation
Existing Land Use
Proposed Land Use(s)
Current Zoning
Proposed Zoning
Lots (# and type; bldg/common)
Phasing plan (# of phases)
Physical Features (waterways,
hazards, flood plain, hillside)
Neighborhood meeting date; # of
attendees:
Details
3.53
MHDR (TMISAP)
Vacant/undeveloped
Self-service storage facility (accessory use to the multi-
family development to the north)
L -O
R-15
NA
1
Kennedy Lateral runs along west boundary of site
07/25/2018; no attendees
Page 1
History (previous approvals)
B. Community Metrics
Details
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)
Description I Details Page
Ada County Highway District
Staff report (yes/no)
Requires ACHD
Commission Action
(yes/no)
Access (Arterial/Collectors/State
Hwy/Local)(Existing and Proposed)
Traffic Level of Service
Stub Street/Interconnectivity/Cross
Access
Existing Road Network
Existing Arterial Sidewalks / Buffers
Proposed Road Improvements
No
No
Proposed access via W. Perugia St. (local
street); secondary emergency access via N.
Umbria Hills Ave. (local street)
NA
Fire Service No comment
Police Service No comment
Wastewater No comment
Water No comment
COMPASS (Communities in Motion No Comments received
2040)
Page 2
C. Project Area Maps
Future Land Use Map
Legend Civic
QProject Location diUm
n s ity
Re dential
Mixed Employment
Med-High Density
i' itesidential — Civic TM
High Density
Residential
Park
MU -Res
0
hL MU -Com ✓.mak .
Commercial
Zoning Map
R-4 'R-8
Legend R-15 L- '0
C
Project Location
C -C R-15
W
J
I
R-15 R-40
1
FRANKL-IN �—
r
R-40
TN -C C -C
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 3
Aerial Map
—r.1,
Planned Development Map
1029 N. Rosario St., Ste. 100
Meridian, ID 83642
IV. NOTICING
A. Newspaper notification published on: 10/12/2018 (Commission); 11/16/2018 (City Council
B. Radius notice mailed to properties within 300 feet on: 10/9/2018 (Commission); 11/13/2018 (City
Council)
C. Applicant posted notice on site on: 10/21/2018 (Commission); 11/24/2018 (City Council)
D. Nextdoor posting: 10/9/2018 (Commission); 11/13/2018 (City Council)
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." (3.01.0117)
"Review new development for appropriate opportunities to connect local roads and collectors
to adjacent properties (stub streets)." (3.03.020)
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:
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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 I I -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 #5121034712; 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 5
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
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.
B. Commission Recommendation to Council
The Meridian Planning & Zoning Commission heard this item on November 1, 2018. At the
public hearing, the Commission moved to recommend approval of the subiect RZ request.
a. Summary of Commission Public Hearing:
i. In favor: Becky McKay, Engineering Solutions (Applicant's Representative); Heath
Quist; Jesse Bennett
ii. In opposition: None
iii. Commenting: Mike Green
Page 6
iv. Written testimony: None
L. Staff presenting application: Sonya Allen
vi. Other staff commenting on application: None
b. Key issue(s) of Public Testimony:
i. In favor of the storage facility in close proximity to the apartments.
c. Key Issues of Discussion by Commission:
i. Whether or not the Applicant should be required to construct or contribute to the
cost of construction of the bridge/culvert across the Kennedy Lateral;
ii. The time frame in which residents of the multi -family development can leave their
items in the storage facility after they move out.
d. Commission Changes) to Staff Recommendation:
i. Strike condition #2e reauirin2 a road trust to be submitted to ACHD for half the
cost of construction of a bridge over the Kennedy Lateral;
ii. Condition #2b — Include an allowance for existing renters to lease space for up to
one (1) year after they move out of the multi -family development;
iii. Include a requirement for the Developer to work with the adjacent property owner
to the west to come up with a cost share agreement for construction of a
bridge/culvert over the Kennedy Lateral prior to the Council hearing (see condition
#A.2.k);
iv. Modify condition #B.2 to allow the sewer and water easements to be submitted and
reviewed along with the development plan approval rather than with the plat since
there is not plat;
v. Modify condition #B.3 to exclude the Kennedy Lateral from the requirement for
irrigation facilities to be piped.
L. Outstanding Issues) for City Council:
i. Cost share agreement with the adjacent property owner to the west for construction
of a bridge/culvert across the Kennedy Lateral. The Commission directed the
applicant to come up with an agreement with the adjacent property owner prior to the
Council hearing.
VII. EXHIBITS
Page 7
A. Site Plan
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FR ®NK LIN STORAGEIII NIIIP .tee. -•
Page 8
B. Landscape Plan
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Page 9
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C. Building Elevations
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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. Existing renters can
lease space for up to one 1) year after they move out of the multi -family
development.
c. The Developer/Owner shall comply with the specific use standards listed in UDC I I -
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.S4mit . .,a ,..,,s+ to n Curs f half the eest ,.f,,anst..,,etio,, o f bridge , the
—varnrrrc-cri»cccrcrcrr�co cxx� coat-vrcvrrscraccrorrvr-crvrrcrgc-v`r'crcn�.
Kennedy Later -a! and ex4ension of W. Pet=ugia Str-eet. lee of the first
building pemiit 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.
k. The Developer shall work with the adjacent property owner to the west to come
up with a cost share agreement for construction of a bridge/culvert over the
Kennedy Lateral prior to the City Council hearing.
Page 11
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.
2. The applicant shall provide easement(s) for all public water/sewer mains outside of
public right of way for review along with the development plan review (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 be dedie ,toa vi the plat but f the
dedicated ou4s de the plat focess using the City of Meridian's standard forms. -The
easement shall be gr-aphieally depicted on the plat for reference pufpeses. 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 p1a4
rof enei g this a,,,.ume t. All easements must be submitted, reviewed, and approved
prior to development plan approval.
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, except for the Kennedy Lateral which Council previouslX
allowed to remain open through a waiver to UDC 11-3A-6 (FP -06-011). 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.
Page 12
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.
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.meridianciiy.org/WebLink8/DocView.aspx?id=l 56415&dbid=0
D. Idaho Transportation Department (ITD):
http://weblink.meridianciiy.org/weblink8/0/doc/I56918/Pa eg l.aspx
E. Ada County Highway District (ACHD):
http://weblink.meridianciiy.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;
The Commission finds the proposed map amendment from L -O to R-15 is consistent with the
MHDR FL UM designation and the applicable provisions in the Comprehensive Plan as noted in
Section VT
B. The map amendment complies with the regulations outlined for the proposed district, specifically
the purpose statement;
The Commission 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;
The Commission finds the proposed map amendment should not be detrimental to the public
health, safety and welfare. However, the Council should rely on public testimony to determine
this finding.
Page 13
D. The map amendment shall not result in an adverse impact upon the delivery of services by any
political subdivision providing public services within the city including, but not limited to, school
districts; and
The Commission finds 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.
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