PZ - Staff Report 5-28
Page 1
HEARING
DATE:
5/28/2020
TO: Planning & Zoning Commission
FROM: Joseph Dodson, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2020-0033
Franklin Storage
LOCATION: The site is located near the half mile
mark on the north side of E. Franklin
Road, between S. Eagle Road and S.
Cloverdale Road, in the SW ¼ of the SE
¼ of Section 9, Township 3N., Range 1E.
PROJECT DESCRIPTION
Request for annexation and zoning of 5.143 acres of land with an I-L zoning district to
accommodate the future construction of a self-service storage facility.
SUMMARY OF REPORT
B. Project Summary
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
Description Details Page
Acreage 5.143 acres
Future Land Use Designation General Industrial
Existing Land Use Vacant
Proposed Land Use(s) Future self-storage facility
Current Zoning RUT in Ada County
Proposed Zoning I-L
Lots (# and type; bldg/common) 1 lot (future use will require subdivision)
Amenities N/A
Physical Features (waterways,
hazards, flood plain, hillside)
Evans Drain runs along norther boundary of property
(minimal flood hazard).
Neighborhood meeting date; # of
attendees:
February 20, 2020; 0 attendees.
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C. Community Metrics
D. Project Area Maps
Description Details Page
Ada County Highway District
• Staff report (yes/no) Yes
• Requires ACHD
Commission Action
(yes/no)
No
Access (Arterial/Collectors/State
Hwy/Local)(Existing and Proposed)
Two (2) driveway accesses to Franklin Rd. currently exist;
Access will be provided via proposed extension of E. Lanark
St (an industrial collector roadway).
Stub Street/Interconnectivity/Cross
Access
E. Lanark is proposed to be stubbed to eastern property
boundary with attached sidewalks. See analysis below for
more information.
Existing Road Network W. Franklin Road is built to its ultimate configuration. 5-
travel lanes, bike lanes, curb, gutter and detached sidewalk.
Existing Arterial Sidewalks /
Buffers
There is existing attached sidewalk. A landscape buffer will
be required upon future development.
Future Land Use Map
Aerial Map
Zoning Map Planned Development Map
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APPLICANT INFORMATION
A. Applicant/Representative:
Jeff Hatch, Hatch Design Architecture – 6126 W. State St. Suite 107, Boise, ID 83703
B. Owner/Developer:
Franklin Storage, LLC – 6126 W. State St. Suite 101, Boise, ID 83703
C. Contact:
Same as Applicant Representative
NOTICING
Planning & Zoning
Posting Date
City Council
Posting Date
Newspaper notification published 5/13/2020
Radius notification mailed to
properties within 300 feet 5/12/2020
Public hearing notice sign posted 5/18/2020
Nextdoor posting 5/12/2020
STAFF ANALYSIS
The subject site is labeled as General Industrial in the City of Meridian comprehensive plan. This
designation allows a range of uses that support industrial and commercial activities. Industrial
uses may include warehouses, storage units, light manufacturing, flex, and incidental retail and
offices uses. In some cases uses may include processing, manufacturing, warehouses, storage
units, and industrial support activities. Sample zoning include: I-L and I-H. Applicable
comprehensive plan policies are:
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“Reduce the number of existing access points onto arterial streets by using methods such as cross-
access agreements, access management, and frontage/backage roads, and promoting local and
collector street connectivity.” (6.01.02B). Franklin Storage, regardless of its future layout, is
proposed with no public accesses to Franklin Road. The only access proposed from the site to
Franklin Road is an emergency-only access as is required by code. E. Lanark Street (an
industrial collector) currently stops at the western boundary of the subject site. The Applicant is
proposing to extend this public collector street through their property to their eastern boundary
and construct a temporary turnaround at its terminus. Staff supports the proposed closure of a
public access onto Franklin Road because there is a lesser classified street available for access.
“Keep the Future Land Use Map current by defining appropriate locations for industrial,
commercial, and office businesses.” (2.08.03A). The proposed annexation comes with a request
to zone the property as Light Industrial (I-L) which meets the underlying future land use map.
The subject site abuts the rail corridor and also has a planned industrial collector that bisects the
property. The City welcomes additional industrial zoning, especially in those areas that have
collector road access to arterials and highways, and potential access to the rail corridor. Staff
supports the annexation of the site and the requested zoning of I-L because of the potential of
land uses that could occur at this particular site.
The proposed annexation is for 5.143 acres of land and a requested zoning designation of I-L,
which is an allowed zoning district under the general industrial future land use designation. A
legal description for the annexation area is included in Section VII.A of this staff report. This
application is for annexation and zoning and the associated new development agreement (DA).
The Applicant has provided a concept plan that Staff is not approving with this application. Staff
believes that tying this annexation and subsequent DA to a specific site plan could create
difficulty for both Staff and developers in the future. For example, if the concept idea were to
change, as markets sometimes dictate, Staff believes that a site that is only annexed and zoned I-L
is a better fit for the City of Meridian than a property that is tied to a specific self-storage site
plan. Staff supports this annexation and zoning but does not believe a self-storage facility is the
highest and best use of the site. Thus, this annexation will be recommended to not be tied to a
specific site plan.
This Applicant intends to develop this site as a self-storage facility, which is a principally
permitted use in the I-L zoning district. As stated above, Staff does not see this use as the highest
and best use of this property. Nonetheless, Staff has reviewed and analyzed the submitted concept
plan but will not be providing conditions of approval to correct issues noticed. Instead, Staff will
offer those comments within this analysis for transparency. In general, the drive aisles between
the buildings need to allow for a turning radius of 28-feet inside, and 48-feet outside for fire
access; some of these dimensions shown on the concept plan do not appear to meet this
requirement. Consequently, the required turnaround area within the southern area of the concept
plan may not be located within the required landscape buffer along E. Franklin Road; only an
emergency access is allowed in this area.
Access to this site is proposed via extension of an industrial collector roadway, E. Lanark St.
Direct lot access to E. Franklin Road will be prohibited except for an emergency access that is
required to meet the two points of access requirement if the use of self-storage comes to fruition.
E. Lanark St. bisects the subject property and therefore requires the property to be subdivided
prior to future development. Because of this, the City will have the opportunity to fully analyze
and condition the site-plan submitted with that application. In addition, any new industrial or
commercial building will also be required to apply for Certificate of Zoning Compliance and
Administrative Design Review which gives Staff another opportunity to review this site and its
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design. E. Franklin Road is designated as an entryway corridor on the Master Street Map (MSM).
Because of this designation, buildings should be held to a higher standard than the traditional
design standards for industrial buildings. Staff has previously required adjacent industrial
buildings to adhere to the Commercial building design standards rather than the industrial.
Therefore, Staff is also recommending a DA provision that any future building(s) on this site
comply with the Commercial architectural design standards.
DECISION
B. Staff:
Staff recommends approval of the Applicant’s request for annexation & zoning with the
requirement of a Development Agreement with the conditions noted in Section VIII.A per the
Findings in Section IX of this staff report.
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EXHIBITS
B. Annexation & Zoning Legal Description and Exhibit Map
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Page 8
C. Submitted Concept Plan (NOT APPROVED)
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D. Applicant Narrative
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CITY/AGENCY COMMENTS
A. PLANNING DIVISION
1. A Development Agreement (DA) is required as a provision of annexation of this property.
Prior to approval of the annexation ordinance, a DA shall be entered into between the City of
Meridian, the property owner(s) at the time of annexation ordinance adoption, and the
developer.
Currently, a fee of $303.00 shall be paid by the Applicant to the Planning Division
prior to commencement of the DA. The DA shall be signed by the property owner
and returned to the Planning Division within six (6) months of the City Council
granting the annexation. The DA shall, at minimum, incorporate the following
provisions:
a. Prior to issuance of any building permits, the applicant shall subdivide the property in
accord with UDC 11-6B.
b. At the time of future subdivision, the Applicant shall extend E. Lanark St. to the eastern
boundary of the subject site as a complete 40-foot street section with vertical curb, gutter,
and 5-foot wide attached concrete sidewalk on both sides of the roadway within 58-feet
of right-of-way.
c. When E. Lanark St. is extended, the Applicant shall construct the required offset
temporary turnaround at the terminus of E. Lanark St. with a minimum turning radius of
45-feet.
d. The uses allowed on this property are those listed in UDC Table 11-2C-2 for the I-L
zoning district.
e. At the time of future subdivision, the Applicant shall close the existing driveway
connections to E. Franklin Road; direct lot access to E. Franklin Road is prohibited.
f. Prior to issuance of any building permits, the applicant shall obtain approval of a 14-foot
wide public use pedestrian easement along the north boundary of the property.
g. The Applicant shall comply with the ordinances in effect at the time of application
submittal.
h. The Applicant shall comply with the Commercial architectural design standards in the
City of Meridian’s Architectural Standards Manual (ASM) at the time of Certificate of
Zoning Compliance and Design Review submittal.
B. PUBLIC WORKS DEPARTMENT
1. A street light plan will need to be included in the final plat and or building permit application.
Street light plan requirements are listed in section 6-7 of the City's Design Standards.
2. No onsite sewer mains have been shown in the submitted conceptual drawings. It is assumed
that all onsite sewer lines will be private.
C. ADA COUNTY HIGHWAY DISTRICT (ACHD)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=188465&dbid=0&repo=MeridianC
ity
D. NAMPA & MERIDIAN IRRIGATION DISTRICT (NMID)
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https://weblink.meridiancity.org/WebLink/DocView.aspx?id=187171&dbid=0&repo=MeridianC
ity
II. FINDINGS
A. Annexation and/or Rezone (UDC 11-5B-3E)
Required Findings: 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 an
annexation and/or rezone, the council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
Staff finds annexation of the subject site with an I-L zoning designation is consistent with the
Comprehensive Plan GI FLUM designation for this property (see Section V for more
information).
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Staff finds that a map amendment to the I-L zoning district is consistent with the purpose
statement for the industrial districts in UDC 11-2C-1.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Staff finds that the proposed zoning map amendment should not be detrimental to the public
health, safety, or welfare. Staff recommends the Commission and Council consider any oral
or written testimony that may be provided when determining this finding.
4. The map 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; and
Staff finds that the proposed zoning amendment will not result in any adverse impact upon the
delivery of services by any political subdivision providing services to this site.
5. The annexation (as applicable) is in the best interest of city.
Staff finds the proposed annexation is in the best interest of the City.