PZ - Staff Report1
Charlene Way
From:Sonya Allen
Sent:Friday, August 09, 2019 8:57 AM
To:Adrienne Weatherly; Charlene Way; Chris Johnson
Cc:Rick Stewart; Bill Parsons
Subject:Elevate Franklin Storage - CUP H-2019-0076 Staff Report for 8/13 Commission Hearing
Attachments:Elevate Franklin Storage - CUP H-2019-0076 Staff Report.pdf
Attached is the staff report for the proposed conditional use permit for Elevate Franklin Storage. This item is scheduled
to be on the Commission agenda on August 13 th . 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.
Rick - 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.
Thanks,
Sonya Allen | Associate Planner
City of Meridian | Community Development Dept.
33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642
Phone: 208-884-5533 | Fax: 208-489-0578
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: 8/15/2019
TO: Planning & Zoning Commission
FROM: Sonya Allen, Associate Planner
208-884-5533
Bruce Freckleton, Development Services
Manager
208-887-2211
SUBJECT: Elevate Franklin Storage
H-2019-0076
PROPERTY LOCATION:
3755 W. Perugia Street
I. PROJECT DESCRIPTION
The Applicant has submitted an application for a conditional use permit for a residential storage
facility on 2.74 acres of land in the R-15 zoning district.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 2.74
Future Land Use Designation MHDR (TMISAP)
Existing Land Use Vacant/undeveloped
Proposed Land Use(s) Residential storage facility
Current Zoning L-O (R-15 zoning has been approved pending
Ordinance and DA approval)
Proposed Zoning NA
Physical Features (waterways,
hazards, flood plain, hillside)
Kennedy Lateral runs along west boundary of site
Neighborhood meeting date; # of
attendees:
06/24/2019; 3 attendees (Applicant & Representatives)
Page 2
Description Details Page
History (previous approvals) 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); H-2018-0109 (RZ from L-O to R-15); H-
2019-0072 (amended DA – Findings approved, DA not
yet recorded)
B. Community Metrics
Description Details Page
Ada County Highway District
Staff report (yes/no) No
Requires ACHD
Commission Action
(yes/no)
No
Access (Arterial/Collectors/State
Hwy/Local)(Existing and Proposed)
Proposed access via W. Perugia St. (local street);
secondary emergency access via N. Umbria Hills
Ave. (local street)
Fire Service No comment
Police Service No comment
COMPASS (Communities in Motion
2040)
No Comments received
C. Project Area Maps
Future Land Use Map
Aerial Map
Page 3
Zoning Map
Planned Development Map
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:
Rick Steward, Babcock Design
800 W. Main St., Ste. 940
Boise, ID 83702
IV. NOTICING
A. Newspaper notification published on: 7/26/2019
B. Radius notice mailed to properties within 300 feet on: 7/23/2019
C. Applicant posted notice on site on: 8/3/2019
D. Nextdoor posting: 7/23/2019
V. STAFF ANALYSIS
A. Conditional Use Permit (CUP):
A CUP is required for a residential self-service storage facility on 2.74 acres of land in the R-15
zoning district per UDC Table 11-2A-2.
The Applicant requests a CUP for a 47,813 square foot storage facility.
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B. Existing Structures/Site Improvements:
None
C. Existing Zoning
L-O (R-15 zoning was approved with H-2018-0109 pending Ordinance approval and
Development Agreement approval associated with H-2019-0072)
D. Proposed Use
Residential self-service storage facility
E. Dimensional Standards:
See UDC Table 11-2A-7
http://sterlingcodifiers.com/codebook/index.php?book_id=&chapter_id=20919#s1165280
F. Specific Use Standards:
The proposed use is subject to the following standards: (Staff’s analysis/comments in italic text)
11-4-3-47: 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 in an R-15 or R-40 zone.
The proposed facility is a component of the multi-family residential development to the
north (i.e. Silver Oaks).
B. The size of the facility shall be limited to thirty five percent (35%) of a residential
development not to exceed a maximum of eight (8) acres.
The multi-family residential development to the north consists of 10.78 acres of land; the
proposed storage facility is approximately 26% of that area.
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 collector or local street only.
The proposed facility is located along an arterial roadway as a buffer to the residential
development to the north and takes access from a local street; direct access via the
arterial street is prohibited.
D. The hours of operation shall be limited to six o’clock (6:00) a.m. to ten o’clock (10:00)
p.m.
The proposed hours of operation are from 6:00 am to 10:00 pm.
E. The use shall be limited to individual storage compartments which shall be used for
residential related personal property including vehicles.
The proposed use is consistent with this standard.
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.
The Applicant should comply with this standard.
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.
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The proposed site plan and building elevations comply with these standards.
H. The storage facility shall be fully enclosed and screened from public view.
The facility is proposed to be fully enclosed and screened from public view by the rear of
the storage buildings.
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. Landscaping shall be provided as set forth in subsection 11-3B-7C and 11-
3B-9C of this title.
Landscape buffers in excess of 20’ are proposed adjacent to local streets (i.e. W. Perugia
St. and N. Umbria Hill’s Ave.), landscaped in accord with UDC standards; the
residential development to the north is separated from the storage facility by a local
street.
J. The facility shall have a second means of access for emergency purposes approved by the
Meridian Fire Department.
A secondary emergency access approved by the Fire Dept. is proposed via N. Umbria
Hills Ave.
K. No outside storage area shall be allowed. Materials shall not be stored within the
required yards.
The Applicant should comply with this standard.
L. Buildings shall be designed to 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.
The Applicant should comply with this standard.
M. Signage for the facility shall comply with Section 11-3D-8C, “Residential Signs in
Residential Districts,” of this title.
The Applicant should comply with this standard. Signage requires a separate permit.
N. On-site auctions of unclaimed items by the storage facility owners shall be allowed as a
temporary use in accord with Title 3, Chapter 4, “Outdoor Sales and Temporary Use
Requirements.” The hours of the on-site auctions shall be limited to daylight hours
(sunrise and sunset) and specified on the temporary use permit application submitted to
the Clerk’s office.
The Applicant should comply with this standard.
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 also
include a security plan for the proposed facility.
The Applicant should comply with this standard. The use is proposed to be attended.
P. No storage of fuel or hazardous materials shall be allowed.
The Applicant should comply with this standard.
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Q. The site shall not be used as a “vehicle wrecking or junk yard” as herein defined in
Section 11-1A-1.”
The Applicant should comply with this standard.
G. Site Plan:
A site plan was submitted that depicts a total of 401 storage units ranging in size from 5’ x 5’ to
10’ x 20’ consisting of 47,813 square feet of storage area.
H. Access:
Access via W. Perugia St.; secondary emergency access via N. Umbria Hills Ave.
I. Parking:
Per UDC 11-3C-6B.1, parking is based on gross floor area of office space for self-service storage
facilities. A 507 square foot office is proposed, therefore, a minimum of one (1) parking space is
required; three (3) spaces are proposed with one of those being an ADA van accessible space.
Bicycle parking is required to be provided in accord with the standards listed in UDC 11-3C-6C
and G. A minimum of one (1) space is required, two (2) are proposed.
The associated multi-family development is currently experiencing issues with parking due to
residents using the garages for storage rather than parking. The proposed storage facility 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 20-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 and 11-4-3-47I. The proposed landscape plan is
in compliance with the aforementioned standards.
Landscaping is required to be provided within the buffers as set forth in UDC 11-3B-7C. A
minimum density of one (1) tree per 35 linear feet of buffer is required along with shrubs,
lawn or other vegetative groundcover. The proposed number of trees located within the
required street buffers do not appear to meet the minimum requirements. Additional trees
and/or relocation of trees within the required buffer area should be included on a revised
landscape plan demonstrating compliance with this standard.
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.
Page 7
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
All utilities for the proposed use are required to be installed at or below grade in accord with the
City’s adopted standards, specifications and ordinances.
The proposed development is required to connect to the City water and sewer systems, unless
otherwise approved by the City Engineer. (See UDC 11-3A-21)
P. Building Elevations
Building elevations were submitted for the perimeter storage structures as shown in
Section VII.C. Construction materials consist of ledgestone, corrugated horizontal metal
panels, flat metal panel accent bands, hardiepanel staggered edge shingles and standing
seam roof. The ASM prohibits pre-fabricated steel panels as field materials for building
facades except when used with a minimum of two other qualifying field materials and
meeting all other standard fenestration and material requirements (see 5.1I).
All structures proposed to be constructed on the site except for those that are fully screened from
view from all abutting property lines (i.e. those internal to the development, as applicable), are
required to comply with the design standards listed in UDC 11-3A-19 and 11-4-3-47L, the
Traditional Neighborhood District (TND) design standards in the Architectural Standards Manual
(ASM) and the design elements in the TMISAP. Review of the elevations for compliance with
these standards will take place with the Design Review application.
VI. DECISION
A. Staff:
Staff recommends approval of the proposed conditional use permit with the conditions in Section
VIII of this report.
Page 8
VII. EXHIBITS
A. Site Plan (dated: 6/24/2019)
Page 9
Page 10
B. Landscape Plan (dated: 6/24/2019)
Page 11
C. Building Elevations (dated: 6/24/2019)
Page 12
VIII. CITY/AGENCY COMMENTS
A. Planning Division
1. Future development of this site shall comply with the provisions in the Development
Agreement associated with H-2019-0072 and the conditions contained herein. The
Rezone Ordinance associated with H-2018-0109 shall be approved by City Council and
the Development Agreement modification associated with H-2019-0072 shall be
recorded prior to submittal of a Certificate of Zoning Compliance and Design Review
application for this site.
2. The Developer/Owner shall comply with the specific use standards listed in UDC 11-4-3-
47, Residential Self-Service Storage Facility. The application submitted with the
Certificate of Zoning Compliance and Design Review applications shall demonstrate
compliance with these standards.
3. The site/landscape plan submitted with the Certificate of Zoning Compliance application
shall be revised as follows:
a. 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. Six-foot tall wrought iron fencing should be constructed on the site along the
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Kennedy Lateral in accord with the standards listed in UDC 11-3A-6 and 11-3A-7
consistent with that installed to the north in the associated multi-family development.
b. Depict trees within the street buffers as set forth in UDC 11-3B-7C. A minimum
density of one (1) tree per 35 linear feet of buffer is required along with shrubs, lawn
or other vegetative groundcover; trees must be located within the required buffer as
opposed to outside of the buffer.
c. In the Site Information table on Sheet AS101, update the required street buffer width
along W. Perugia St. and N. Umbria Hills Ave. to 20 feet.
4. The hours of operation for the storage facility shall be limited to 6:00 am to 10:00 pm in
accord with UDC 11-4-3-47.
5. On-site management or contact information for on-call management shall be provided for
the storage facility as set forth in UDC 11-4-3-47.
6. Submit a security plan for the proposed facility with the Certificate of Zoning
Compliance application as set forth in UDC 11-4-3-47.
7. All future structures shall comply with the design standards listed UDC 11-3A-19 and
11-4-3-47L, the Architectural Standards Manual including the Traditional Neighborhood
District (TND) design standards, and the design elements noted in the Ten Mile
Interchange Specific Area Plan. Note: The ASM prohibits pre-fabricated steel panels as
field materials for building facades except when used with a minimum of two other
qualifying field materials and meeting all other standard fenestration and material
requirements (see 5.1I).
8. A Certificate of Zoning Compliance and Design Review applications are required to be
submitted to the Planning Division and approved prior to submittal of building permit
applications.
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 (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 not be
dedicated via the plat, but rather dedicated outside the plat process using the City of
Meridian’s standard forms. The easement shall be graphically depicted on the plat for
reference purposes. 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 plat referencing this document. All easements must be submitted, reviewed,
and approved prior to development plan approval.
3. All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways,
intersecting, crossing or laying adjacent and contiguous to the area being developed shall
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be tiled per UDC 11-3A-6. 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.
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.meridiancity.org/weblink8/0/doc/174582/Page1.aspx
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D. Ada County Highway District (ACHD):
http://weblink.meridiancity.org/WebLink8/DocView.aspx?id=174396
E. Park’s Department
http://weblink.meridiancity.org/WebLink8/DocView.aspx?id=174310&dbid=0
F. Nampa-Meridian Irrigation District (NMID)
http://weblink.meridiancity.org/weblink8/0/doc/174697/Page1.aspx
IX. FINDINGS
Conditional Use Permit (UDC 11-5B-6E)
The Commission shall base its determination on the Conditional Use Permit request upon
the following:
a. That the site is large enough to accommodate the proposed use and meet all the
dimensional and development regulations in the district in which the use is located.
Staff finds that the subject property is large enough to accommodate the proposed use and
dimensional and development regulations of the R-15 district (see Analysis, Section V for
more information).
b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in
accord with the requirements of this Title.
Staff finds that the proposed use is consistent with the TMISAP future land use map
designation of MHDR and is allowed as a conditional use in UDC Table 11-2A-2 in the R-15
zoning district. Further, staff finds the proposed use of the site is consistent with the
Comprehensive Plan in that the proposed storage facility will provide a needed service within
close proximity to residential uses.
c. That the design, construction, operation and maintenance will be compatible with other
uses in the general neighborhood and with the existing or intended character of the
general vicinity and that such use will not adversely change the essential character of the
same area.
Staff finds that if the applicant complies with the conditions outlined in this report, the
operation of the proposed residential self-service storage facility should be compatible with
other uses in the general neighborhood and with the existing and intended character of the
area.
d. That the proposed use, if it complies with all conditions of the approval imposed, will not
adversely affect other property in the vicinity.
Staff finds that if the applicant complies with the conditions outlined in this report, the proposed
use will not adversely affect other property in the area. The Commission should weigh any
public testimony provided to determine if the development will adversely affect other
properties in the vicinity.
Page 16
e. That the proposed use will be served adequately by essential public facilities and services
such as highways, streets, schools, parks, police and fire protection, drainage structures,
refuse disposal, water, and sewer.
Staff finds that essential public services are available to this property and that the use will be
adequately served by these facilities.