PZ - Staff Report1
Charlene Way
From:Bill Parsons
Sent:Monday, April 29, 2019 9:55 AM
To:Bill Nary; Andrea Pogue; Ted Baird; Becky McKay; Chris Johnson; Charlene Way
Subject:Residential Self-service Storage Facility Staff Report for 05/02/2019 P/Z MTG
Attachments:Residential Self-service Storage Facility Text Amendment.pdf
Attached is the staff report for the proposed Residential Self-service Storage Facility UDC Text Amendment H-2019-
0034. This item is scheduled to be on the Commission agenda on May 2, 2019. The public hearing will be held at City
Hall, 33 E. Broadway Avenue, beginning at 6:00 pm. Please call or e-mail with any questions.
Becky - Please submit any written response you may have to the staff report to the City Clerk’s office
(cityclerk@meridiancity.org ) and me as soon as possible.
Bill Parsons, AICP | Planning Supervisor
City of Meridian | Community Development Dept.
33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642
Phone: 208-884-5533 | Fax: 208-489-0571
Built for Business, Designed for Living
All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law,
in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law.
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STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
DATE: May 2, 2019
TO: Planning & Zoning Commission
FROM: Bill Parsons, Planning Supervisor
208-884-5533
SUBJECT: H-2019-0034
Residential Self-service Storage Facility
Text Amendment
PROPERTY LOCATION:
City wide
I. PROJECT DESCRIPTION
Request for a text amendment to create a new residential self-service storage use that
includes a definition; specific use standards and specifies conditional use approval in the R-15
and R-40 zoning districts.
II. APPLICANT INFORMATION
A. Applicant:
Ten Mile Development, LLC
1409 N. Main Street, Suite #109
Meridian, ID 83642
B. Representative:
Becky McKay. Engineering Solutions, LLP
1029 N. Rosario Street, Suite #100
Meridian, ID 83642
III. NOTICING
A. Newspaper notification published on: April 19, 2019
B. PSA distributed: April 16, 2019
C. Next door posting: April 16, 2019
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IV. STAFF ANALYSIS
The applicant has applied for a UDC Text Amendment to allow for a Residential Storage Facility within
R-15 and R-40 zones with a conditional use permit. A definition of a residential storage facility has been
provided along with provisions under the Specific Use Standards of the UDC.
The current UDC provisions allow for self-service and outside storage facilities within the residential
zones only as an accessory use to a principally permitted use. If it is proposed to be a stand-alone
commercial storage facility it requires procurement of a CUP in the C-C and C-G zones but is a
principally permitted use in the I-L zoning district. Therefore, any storage facility approved under the
accessory use provision is restricted to providing storage service only for the residents associated with the
primary residential use.
The applicant believes this creates a problem for the storage facility management to screen and police
their potential lessors. If someone vacates the residence or apartment within the principally permitted
development but continues to lease a storage unit, this creates an issue. The other concern is that high
vacancy rates at a facility cannot be remedied with allowing renters from outside the development. From
a business perspective, this creates a situation that could be detrimental to the cash flow and success of an
accessory storage facility. These were the primary concerns discussed with the recently approved project
known as Elevate Storage which has necessitated the requested text amendment. The only avenue to
remediate this situation under the current UDC is to amend the Comprehensive Plan and rezone the
property.
The intent of the proposed code change is to create a third type of storage facility that is smaller and
integrated into residential neighborhoods, setting standards for landscaping and architectural requirements
that provide compatibility and a complementary use to existing or proposed neighborhoods.
The proposed UDC Text Amendment provides a new residential storage facility category within Table
11-2A-2 providing for the use as conditional within the R-15 and R-40 zones. The application of the
Ordinance Amendment would be appropriate within areas that are designated for residential uses in the
Comprehensive Plan Land Use Map. The Comprehensive Plan encourages a wide range of uses in close
proximity to one another to reduce the number of trips on the arterials and to provide more sustainable
development. The proposed UDC text amendment will alleviate some of the limitations of the Ordinance.
To ensure compatibility and integration with adjacent residential uses, the residential storage areas should
be totally surrounded by a solid masonry wall with architectural features to provide articulation and break
up the expanse of wall. Great care should be taken to create an architectural focal point. Extensive
landscaping should be provided around the exterior and along arterial frontage. The residential storage
facilities will be beneficial to existing and future residents, providing for the storage of personal items,
recreational vehicles and extra vehicles. Signage would meet the requirements outlined in the UDC for
signage within a residential zone. Hours of operation would be from 6:00 a.m. to 10:00 p.m., which
would minimize the impact on the adjoining residential development.
Per the Comprehensive Plan, City staff is responsible for keeping the UDC current with local trends.
Below are multiple policies to support the applicant’s request.
Implement design criteria to set quality standards City-wide (2.01.02B).
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Keep current the Unified Development Code and Future Land Use Map to implement the
provisions of this plan (7.01.01A).
Promote area beautification and community identity through building and site design, signs, and
landscaping (2.01.04G).
Update the Comprehensive Plan and Unified Development Code as needed to accommodate
growth trends (3.01.01D).
Cluster new community commercial areas on arterials or collectors near residential areas in
such a way as to complement adjoining residential areas (3.06.02B).
In general, staff is supportive of the proposed text changes. In the Exhibit Section below, Staff has
inserted the applicant’s requested modifications and associated support documents.
V. DECISION
Staff recommends approval of the proposed text amendment to the UDC based on the analysis provided
in Section IV, applicant and staff recommended modifications (red font) in Section VI and the Findings
of Fact and Conclusions of Law listed in Section VII.
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VI. EXHIBITS
A. Applicant’s Proposed UDC Text Amendment Changes
11-1A-1: DEFINITIONS OF TERMS:
Add new term: STORAGE FACILITIES, RESIDENTIAL: Any real property designed and used for
renting or leasing individual storage spaces incidental to residential property or dwelling units, to which
the occupants thereof have access for storing or removing personal property.
11-4-3-TBD: SELF-SERVICE STORAGE FACILITY, RESIDENTIAL
A. The facility is encouraged to accompany or be a component of a single-family or multi-family
residential development with a conditional use permit within an R-15 or R-40 zone.
B. The size of the storage facility shall be less than 8 acres.
C. The location of the facility may be located along an arterial roadway as a buffer to a residential
development, but shall not take direct access from an arterial. Access to the facility shall be from
an internal collector or local street only.
D. The hours of operation shall be limited to six o’clock (6:00) a.m. to ten o’clock (10:00) p.m.
E. The use shall be limited to individual storage compartments which shall be used for residential
related personal property including vehicles.
F. Storage units 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 residential storage facility is
specifically prohibited.
G. The distance between structures shall be a minimum of twenty-five feet (25’).
H. The storage facility shall be fully enclosed and screened from public view.
I. A minimum twenty-foot (20’) wide landscape buffer shall be provided along a collector or local
road and a twenty-five-foot (25’) wide buffer adjacent to residential development or an arterial
and thirty-five-foot (35’) adjoining an entryway corridor. Landscaping shall be provided as set
forth in subsection 11-3B-7C and 11-3B-9C of this title.
J. The facility shall have a second means of access for emergency purposes approved by the
Meridian Fire Department.
Table 11-2A-2
ALLOWED USES IN THE RESIDENTIAL DISTRICTS
Use R-2 R-4 R-8 R-15 R-40
Storage facility, residential - - - C C
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K. No outside storage area shall be allowed. Materials shall not be stored within the required yards.
L. Buildings shall be designed Design the building facades to express complement the architectural
character of the residential area. The building design shall comply with the TND design
standards set forth in the City of Meridian Architectural Standards Manual.
M. Any parking lot associated with the leasing office shall comply with the standards in Section 11-
3C-5, “Parking Standards for All Other Uses Not Specified,” of this title. Signage for the
facility shall comply with Section 11-3D-8BC, “Residential Signs in Residential
Districts,” of this title.
N. On-site auctions of unclaimed items by the storage facility owners shall be allowed as a
temporary use in accord with Chapter 3, Article E, “Temporary Use Requirements,” of this title.
O. If the use is unattended, the standards in accord with Section 11-3A-16, “Self-Service Uses,” of
this title shall also apply.
P. No storage of fuel or hazardous materials shall be allowed. (Ord 13-1555, 5-14-2013)
Q. The site shall not be used as a “vehicle wrecking or junk yard” as herein defined in Section 11-
1A-1.
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VII. FINDINGS
1. UNIFIED DEVELOPMENT CODE TEXT AMENDMENTS: (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 a text amendment
to the Unified Development Code, the Council shall make the following findings:
A. The text amendment complies with the applicable provisions of the comprehensive plan;
Staff finds that the proposed UDC text amendment complies with the applicable provisions of
the Comprehensive Plan if the changes to the text of the UDC are approved in Section VI
above. Please see Comprehensive Plan Policies and Goals, Section IV, of the Staff Report
for more information.
B. The text amendment shall not be materially detrimental to the public health, safety, and
welfare; and
Staff finds that the proposed zoning ordinance amendment will not be detrimental to the
public health, safety or welfare if the changes to the text of the UDC are approved in Section
VI above. It is the intent of the text amendment to further the health, safety and welfare of the
public.
C. The text 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.
Staff finds that the proposed zoning ordinance amendment does not propose any
significant changes to how public utilities and services are provided to
developments. All City departments, public agencies and service providers that
currently review applications will continue to do so. Please refer to any written or
oral testimony provided by any public service provider(s) when making this finding.