ApplicationCit y Clerk’s Office ▪ 33 E. Broadway Avenue, Meridian, ID 83642 ▪ P: 208-888-4433
E:cityclerk@meridiancity.org ▪ www.meridiancity.org
TRANMITTAL TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE
CITY OF MERIDIAN
To ensure that your comments and recommendation will be considered by the Meridian Planning and Zoning
Commission/City Council, Please submit your comments and recommendations to cityclerk@meridiancity.org,
Attention: C.Jay Coles, City Clerk by April 26 2019
Transmittal Date: April 4, 2019
Hearing Date: May 2, 2019
Project Name & File Number: Residential Self-Service Storage Facility ZOA H-2019-0034
Applicant: Ten Mile Development, LLC
Property Location: 3755 W. Perugia Street
Application 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.
City Council / Planning and Zoning Commission Valley Transit
Mayor Idaho DEQ
Sanitary Services West Ada School District
Building Department & Community Development Meridian Post Office
Fire Department Ada County Highway District
Police Department Ada County Development Services
City Attorney Central District Health
City Public Works Compass
City Planner Nampa Meridian Irrigation District
Parks Departments Settlers Irrigation District
Economic Development Idaho Power, Intermountain Gas, Century Link
Historic Preservation Commission Idaho Transportation Department
New York Irrigation District South or RR/SW Meridian
Boise Project Board of Control NW Pipeline
Boise-Kuna Irrigation District Ada County Associate Land Records
Downtown Projects Meridian Development Corporation
Hearing Date: May 2, 2019
File No.: H-2019-0034
Project Name: Residential Self-Service Storage Facility Text Amendment
Request: 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, by Ten Mile Development LLC.
E IDIA
iDAI z
STAFF USE ON)
Project name: 1
File number(s):-
Assigned Planner:
Planning Division
OPMENT REVIEW APPLICATION
Type of Review Requested (check all that apply)
❑ Accessory Use (check only 1)
❑ Final Plat Modification
❑ Daycare
❑ Landscape Plan Modification
❑ Home Occupation
❑ Preliminary Plat
❑ Home Occupation/Instruction for 7 or more
❑ Private Street
❑ Administrative Design Review
❑ Property Boundary Adjustment
❑ Alternative Compliance
❑ Rezone
❑ Annexation and Zoning
❑ Short Plat
❑ Certificate of Zoning Compliance
❑ Time Extension (check only 1)
❑ City Council Review
❑ Director
❑ Comprehensive Plan Map Amendment
❑ Commission
❑ Comprehensive Plan Text Amendment
8 UDC Text Amendment
❑ Conditional Use Permit
❑ Vacation (check only 1)
❑ Conditional Use Modification (check only 1)
❑ Director
❑ Director
❑ Commission
❑ Commission
❑ Variance
❑ Development Agreement Modification
❑ Other
❑ Final Plat
Applicant Information
Applicant name: Ten Mile Development, LLC
Applicant address: 1409 N. Main Street, Ste. 109
City: Meridian
Phone: 208-869-9785
Email: gwolfe@portfolioco.com
State: ID Zip: 83642
Applicant's interest in property: 8 Own ❑ Rent ❑ Optioned ❑ Other
Owner name: Same as Applicant
Owner address:
City:
Email:
State:
Phone:
Zip:
Agent/Contact name (e.g., architect, engineer, developer, representative): Becky McKay
Firm name: Engineering Solutions, LLP Phone: 208-938-0980
Agent address: 1029 N. Rosario St., Ste. 100 Email: BeckyM@Engsol.org
City: Meridian State: ID Zip: 83642
Primary contact is: ❑ Applicant ❑ Owner 8 Agent/Contact
Subject Property Information
Location/street address: 3755 W Perugia Street Township, range, section: T3N. R1 W. Sec. 10.
Assessor's parcel number(s),R8778730011 Total acreage: 3.53 Zoning district: L-0
Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642
Phone: 208-884-5533 Fax: 208-888-6854 vvwvv.meridiancity.or¢/nlanning
-1 Rei,: (2/2/2 01 8 2/7/2 0 1 8)
Project/subdivision name: Elevate Franklin Storage
General description of proposed project/request: UDC Text Amendment adding Residential Storage as
Conditional Use in R-15 & R-40 zones
Proposed zoning district(s): N/A
Acres of each zone proposed: N/A
Type of use proposed (check all that apply):
❑ Residential ❑ Office ❑ Commercial ❑ Employment ❑ Industrial ❑ Other N/A
Who will own & maintain the pressurized irrigation system in this development? N/A
Which irrigation district does this property lie within? N/A
Primary irrigation source: N/A Secondary: N/A
Square footage of landscaped areas to be irrigated (if primary or secondary point of connection is City water): N/A
Residential Project Summary (if applicable)
Number of residential units:
Number of common lots:
Number of building lots:
Number of other lots:
Proposed number of dwelling units (for multi -family developments only):
1 bedroom:
2-3 bedrooms:
Minimum square footage of structure (excl. garage):
Minimum property size (s.f):
Gross density (Per UDC 11-1A-1):
Acreage of qualified open space:
4 or more bedrooms:
Maximum building height: _
Average property size (s.f.):
Net density (Per UDC 11-1A-1):
Percentage of qualified open space:
Type and calculations of qualified open space provided in acres (Per UDC 11 -3G -3B):
Amenities provided with this development (if applicable):
Type of dwelling(s) proposed: ❑ Single-family Detached ❑ Single-family Attached ❑ Townhouse
❑ Duplex ❑ Multi -family ❑ Vertically Integrated ❑ Other
Non-residential Project Summary (if applicable)
Number of building lots: N/A Common lots: N/A Other lots: N/A
Gross floor area proposed: N/A Existing (if applicable): N/A
Hours of operation (days and hours): N/A
Total number of parking spaces provided: N/A
Authorization
Print applicant name: 2
Applicant signature:
Building height: N/A
Number of compact spaces provided: N/A
Date: a�
Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642
Phone: 208-884-5533 Fax: 208-888-6854 www.meridiancity.org/nlannine
-2- Rev: (2/7/2018)
WRITTEN NARRATIVE
UDC TEXT AMENDMENT
RESIDENTIAL STORAGE FACILITY
Ten Mile Development, LLC (Graye Wolfe), hereby applies 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 principal permitted use. Therefore, any storage
facility approved under the accessory provision is restricted to providing storage service only for
the residents of the principally permitted development. This creates a problem for the storage
facility management to screen and police their potential lessors. If someone vacates their
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.
The intent 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 Ordinance Amendment is listed below along, with the of a new residential storage
facility category within Table I I -2A-2 providing for the use as conditional within the R-15 and
R-40 zones.
11-1A-1: DEFINITIONS OF TERMS:
STORAGE FACILITIES RESIDENTIAL: Any real propeLly 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 -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.
D. Access to the facility shall be from an internal collector or local street only.
E. The hours of operation shall be limited to six o'clock (6:00) a.m. to ten o'clock (10:00)
p.m.
F. The use shall be limited to individual storage compartments which shall be used for
residential related personal property including vehicles.
G. 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
facilites specifically prohibited.
H. The distance between structures shall be a minimum of twenty-five feet (25').
I. The storage facility shall be enclosed and screened from public view.
J. A minimum twenty -foot (20')wide landscape buffer shall be provided along a collector
or local road, twenty -five-foot (25') adjacent to residential development or an arterial and
thirty-five-foot(35') adjoining a� n entryway corridor. Landscaping shall be provided as
set forth in subsection 11 -3B -9C of this title.
K. The facility shall have a second means of access for emergency Purposes approved by the
Meridian Fire Department.
L. No outside storage area shall be allowed. Materials shall not be stored within the
requiredams.
M. Design the building facades to express the architectural character of the residential area.
The building design shall comply with the City of Meridian Architectural Standards
Manual.
N. An 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.
O. Signage for the facility shall comply with Section 11 -3D -8B "Residential Signs in
Residential Districts," of this title.
P. 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.
Q. If the use is unattended the standards in accord with Section 11-3A-16, "Self -Service
Uses," of this title shall also apply.
R. No storage of fuel or hazardous materials shall be allowed (Ord 13-1555, 5-14-2013)
S. The site shall not be used as a "vehicle wrecking or junk yard" as herein defined in
Section 11-1A-1.
Add a new use to Table 11-2A-2 — Allowed Uses in the Residential Districts, as follows:
Use
R-2
R-1
R-8
R-15 JFR--411
Storage facility, residential
=
=
=
C
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.
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.
CITY OF MERIDIAN
PRE -APPLICATION MEETING NOTES
Project/Subdivision Name: Elevate Franklin Storage Date; 12/20/18
Applicant(s)/Contact(s): Becky McKay, Chris Broders, Mike Green
City Staff: Sonya Bill Scott Joe, Caleb, Ryan B., Denny, Brian
Location: NWC of Umbria Hill's Ave. & W. Franklin Rd. Size of Property: 2.74
Comprehensive Plan FLUM Designation: MHDR (TMISAP)
Existing Use: vacant/undeveloped land Existing Zoning: L-0/proposed R-15 in process
Proposed Use: Self-service storage facility Proposed Zoning: C -G
Surrounding Uses: MFR, church
Street Buffer(s) and/or Land Use Buffer(s): 25' buffer required along Franklin Rd.; 10'buffer required along Perugia & Umbria Hills
Open Space/Amenities/Pathways: no pathway required
Access/Stub Streets: Access via W. Perugia St., emergency access via Umbria Hills; no direct access via Franklin Rd.
Waterways/ Floodplain/Topography/Hazards: Kennedy Lateral runs along west boundary of site
History: AZ -05-016 (DA #106002636 — requires CUP approval of all future development): CUP -05-024 (expired); FP -06-011; MDA -10-
011 (amended DA #111028916); H-2018-0109 (RZ from L-0 to R-15, Council approved FFCL but DA not recorded)
Additional Meeting Notes:
• Applicant wants to develop a stand-alone storage facility on this site as a principal permitted use. The TMISAP does not
contemplate storage facilities within the Ten Mile Area as a stand-alone use such use is only allowed as an accessory use to a
principal permitted use (i.e. the multi -family development to the north) as approved with H-2018-0109
• An amendment to the FLUM (possibly LDE ?) and rezone (C -C or C -G) — iustify how proposal is consistent with FLUM designation
and TMISAP. — Staff may be unable to support request if proposal doesn't comply with UDC standards and/or isn't
consistent with Comprehensive Plan (TMISAP)
• As an alternative to an amendment to the FLUM, a UDC text amendment might be an option to the specific use standards for
storage facilities (11-4-3-34) in the R-15 & R-40 districts for smaller facilities without access to an arterial street
• Amend DA in accord with proposal
• Considerations: Design should be consistent withguidelines in TMISAP and incorporate design features/materials similar to that of
the adiacent multi -family development; limited signage
Schedule another pre -app meeting prior to application submittal
Note: A Traffic Impact Study (TIS) will be required by ACHD for large commercial projects and any residential development with over 100 units. To
avoid unnecessary delays & expedite the hearing process, applicants are encouraged to submit the TIS to ACHD prior to submitting their application
to the City. Not having ACHD comments and/or conditions on large projects may delay hearing(s) at the City. Please contact Mindy Wallace at 387-
6178 or Christy Little at 387-6144 at ACHD for information in regard to a TIS, conditions, impact fees and process.
Other Agencies/Departments to Contact:
❑ Ada County Highway Dist. (ACHD)
❑
Nampa Meridian Irrigation Dist. (NMID)
❑ Public Works Department
❑ Idaho Transportation Dept. (ITD)
❑
Settler's Irrigation District
❑ Building Department
❑ Republic Services
❑
Police Department
❑ Parks Department
❑ Central District Health Department
❑
Fire Department
❑ Other:
Application(s) Required:
❑ Administrative Design Review ❑ Conditional Use Permit Mod if ication/Transfer X Rezone
❑ Alternative Compliance ❑ Development Agreement Modification ❑ Short Plat
❑ Annexation ❑ Final Plat ❑ Time Extension — Council
❑ City Council Review ❑ Final Plat Modification ❑ UDC Text Amendment
X Comprehensive Plan Amendment — Map ❑ Planned Unit Development ❑ Vacation
X Comprehensive Plan Amendment — Text ❑ Preliminary Plat ❑ Variance
❑ Conditional Use Permit ❑ Private Street ❑ Other
Notes: 1) Applicants are required to hold a neighborhood meeting in accord with UDC 11 -5A -5C prior to submittal of an application requiring a public
hearing (except for a vacation or short plat); and 2) All applicants for permits requiring a public hearing shall post the site with a public hearing notice
in accord with UDC 11 -5A -5D.3 (except for UDC text amendments, Comp Plan text amendments, and vacations). The information provided during
this meeting is based on current UDC requirements and the Comprehensive Plan. Any subsequent changes to the UDC andlor Comp Plan may
affect your submittal andlor application. This pre -application meeting shall be valid for four (4) months.
11-1A-1: DEFINITIONS OF TERMS:
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 -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.
D. Access to the facility shall be from an internal collector or local street only.
E. The hours of operation shall be limited to six o'clock (6:00) A.M. to ten o'clock (10:00)
P.M.
F. The use shall be limited to individual storage compartments which shall be used for
residential related personal property including vehicles.
G. 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.
H. The distance between structures shall be a minimum of twenty-five feet (25').
I. The storage facility shall be enclosed and screened from public view.
J. A minimum twenty -foot (20') wide landscape buffer shall be provided along a collector
or local road, twenty -five-foot (25') 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 -9C of this title.
K. The facility shall have a second means of access for emergency purposes approved by the
Meridian Fire Department.
L. No outside storage area shall be allowed. Materials shall not be stored within the required
yards.
M. Design the building facades to express the architectural character of the residential area.
The building design shall comply with the City of Meridian Architectural Standards
Manual.
N. 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.
O. Signage for the facility shall comply with Section 11 -3D -8B, "Residential Signs in
Residential Districts," of this title.
P. 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.
Q. If the use is unattended, the standards in accord with Section 11-3A-16, "Self -Service
Uses," of this title shall also apply.
R. No storage of fuel or hazardous materials shall be allowed (Ord 13-1555, 5-14-2013)
S. The site shall not be used as a "vehicle wrecking or junk yard" as herein defined in
Section ll -1A-1.
2
Add a new use to Table 11-2A-2 — Allowed Uses in the Residential Districts, as follows:
Use R-2 R-8 I R-15 R-40
Storage facility, residential L z IF ---IF �q