CC - Recommendations from Planning and Zoning Commission (Staff Report)STAFF REPORT E COMMUNITY
I--
COMMUNITY DEVELOPMENT DEPARTMENT )
DATE: June 11, 2019
TO: Mayor and City Council
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 (Commission); May 24, 2019 (City
Council)
B. PSA distributed: April 16, 2019 (Commission); May 20, 2019 (City Council)
C. Next door posting: April 16, 2019 (Commission); May 21, 2019 (City Council)
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uiA3rI0WEVE! I -Uy
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:
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.
Commission:
The Meridian Planning and Zoning Commission heard this item on May 2, 2019. At the public
hearing, the Commission voted to recommend approval of the subject UDC text amendment request.
1. Summary of Commission public hearing:
a. In favor: Becky McKay and Grey Wolfe
b. In opposition: Denise LaFever
C. Commenting: Denise LaFever
d. Written testimony: None
e. Staff presenting application: Bill Parsons
f Other Staff commenting on application: Caleb Hood, Chris Johnson and Andrea Pogue
2. Key issue(s) of public testimony
a. Moving forward with a code change before the new Comprehensive Plan is adopted.
b. Garages in multi -family developments being used for storage rather than vehicle parking.
C. Ancillary storage to a residential use vs. a stand-alone commercial storage facility.
d. Prioritizing rental storage units to rent to the residences of a multi -family complex prior to
renting units to customers outside of an associated residential project.
e. Hours of operation.
f Limiting the building heights.
g_ Noticing requirements for UDC Text Amendments.
3. Key issue(s) of discussion by Commission.
a. Limiting auction hours for the storage facilities.
b. Limitingthe of the storage buildings to 35 feet and allowing a care -taker unit.
C. Vetting the storage facility change with the UDC Focus Group.
d. Limiting the number of storage units being rented to the public.
e. Limiting the size of a residential storage facility.
f Parking ratios for multi -family developments.
g. City process (administrative level or hearinglevel) evel) for establishingstorage tora,ge facilities in the
residential, commercial and industrial districts.
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h. Security for the storage facility.
i. Losing prime residential infill property to residential storage facilities.
4. Commission chanae(s) to Staff recommendation:
a. Commission imposed a maximum height limit of 35 feet.
b. Commission restricted the on-site auctions to occur during daylight hours.
c. Commission required on-site management or on-call management to regulate the facilities.
d. Commission required the applicant submit a security plan with the application submittal.
5. Outstandingissue(s) ssue(s) for City Council:
a. None
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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.
Table 11-2A-2
ALLOWED USES IN THE RESIDENTIAL DISTRICTS
Use
R-2
R-4
R-8
R-15
R-40
Storage facility, residential
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
a intem-q1 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'). The maximum
height of the buildings shall not exceed 35 feet.
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
and thifty five feet (35') adjoining an ori..,.. ,a y en a Landscaping shall be provided as set
forth in subsection 11 -3B -7C and 11 -3B -9C of this title.
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J. The facility shall have a second means of access for emergency purposes approved by the
Meridian Fire Department.
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 faeades to eMress complement the architectural
character of the residential area. The building design shall comply with the Traditional
Neighborhood District (TND) design standards set forth in the City of Meridian Architectural
Standards Manual.
M. Any pafkiag lot asseeia4ed with the leasing affiee shall eamply with the standafds in Seetion 11
�3C 5,"Parking Standardsnit Other Uses Not-fiPecifza» ofthistitle.
Signage fort e facility
shall comply with Section 11 -3D -W, "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 Title 3, At4ielezChapter 4, "Outdoor Sales and Temporary Uses
Requir-ement%.;" of this tee. The hours of the on-site auctions shall be limited to daylight hours
(sunrise and sunset) and specified on the temnorary use hermit annlication submitted to the
Clerk's office.
O. On-site management or contact information for on-call management shall be provided for the
storage facility. If the use is unattended, the standards in accord with Section 11-3A-16, "Self -
Service Uses," of this title shall also apply. The application materials shall include a securitX
plan for the proposed facility.
P. No storage of fuel or hazardous materials shall be allowed. X13 1555, 5 14-20137
Q. The site shall not be used as a "vehicle wrecking or junk yard" as herein defined in Section 11-
lA-1.
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VII. FINDINGS
1. UNIFIED DEVELOPMENT CODE TEXT AMENDMENTS: (UDC 11-513-3E)
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;
The Commission 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
The Commission 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.
The Commission 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.
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