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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. Page 1 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 Page 2 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). Page 3  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. Page 4 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 Page 5 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. Page 6 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.