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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. Page 2 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 Page 3 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: Page 4 “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 Page 5 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. Page 6 EXHIBITS B. Annexation & Zoning Legal Description and Exhibit Map Page 7 Page 8 C. Submitted Concept Plan (NOT APPROVED) Page 9 D. Applicant Narrative Page 10 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) Page 11 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.