PZ - DA Mod Narrative Hosac Frank Ventures,, LLC
December 12, 2023
Planning Division, City of Meridian
33 E Broadway Ave, Suite 102
Meridian, Idaho 83646
RE: Narrative for Proposed Development Agreement Modification
for 2755 N Eagle Rd, Meridian, ID (Parcel#R0945580275)
Dear Planning Division,
As part of our efforts to develop a multi-story self-storage facility at 2755 N Eagle Rd just south
of the Eagle & Ustick intersection, we submit this narrative as part of our application for a new
Development Agreement(DA).The proposed use conforms with the existing CG zoning, and the
use would be permitted following the approval of the new DA as well as a separate application
for a Conditional Use Permit(CUP). The application for a CUP is being submitted concurrently
but separately from this application for a new DA.
The existing DA sets maximum square footage for a single building. To support multiple stories,
we propose to modify the requirement so that the maximum square footage applies to the
building footprint rather than the entire building. The justification for this request is based on
the significantly reduced parking requirements and traffic counts associated with self-storage.
This is explained in much more detail later in this DA narrative.
The existing DA specifically calls out retail, office and restaurants for this commercial location.
While self-storage may not be technically classified as retail, most self-storage operators
consider it to be "quasi-retail" due to its customer-oriented business model and operational
similarities to retail business. Both require physical retail-oriented storefronts, customer-facing
staff, and emphasize high-visibility locations to attract customers. We expect the self-storage
use to have strong synergy with the existing commercial businesses and residential homes in the
vicinity since many of them require self-storage and prefer to use nearby facilities.
Additionally, self-storage is considered to be an attractive "transitional use" between
commercial and residential locations due to low noise, reduced parking conflicts, and lower
traffic counts. Since the majority of our units are indoor, most of the noise is self-contained.
The developer received 100%support from the neighboring commercial owners to modify the
CC&Rs to support the self-storage use.The developer has also had informal discussions with
HOA board members of the neighboring residential subdivisions, and they strongly prefer the
passive nature of a self-storage operation verses other uses that generate disruptive noise,
1775 W State St #34o Boise, ID 83702
Hosac Frank Ventures, LLC
traffic counts, and parking overflow (such as office, retail, restaurants or apartments). Finally,
the developer hosted a Neighborhood Meeting, and zero neighbors attended.This is significant,
because these same neighbors have been vocal and contentious at Neighborhood Meetings in
this area for other proposed uses due to noise, traffic and parking issues. All of this leads the
developer to believe that there should be minimal objection from the neighbors, and that
several of them will be more supportive of this proposed use than any other use.
To enhance the transition to the neighboring residential areas,the developer proposes to create
some extra greenspace that would tie in with the existing walking path adjacent to the canal to
the south. We propose creating a small pocket park with paver patio, benches and shade trees
for local residents to use. Additionally,the canal to the south provides a significant buffer to the
south that helps support the commercial to residential transition.
The existing DA sets a maximum SF for a single building. To support multiple stories,we
propose to modify that requirement to apply maximum SF to the footprint of the building rather
than to the entire building. Additionally,the existing DA also sets a maximum total SF for all of
the buildings within the commercial subdivision.To support multiple stories,we propose to
increase that SF requirement.
Our rationale for this request is that the original DA did not contemplate the minimal parking
requirements and minimal traffic associated with multi-story self-storage. A single-story 32K sf
office building could require as much as 65 parking spaces, whereas this four-story self-storage
facility, using the same 30K sf footprint, could require less than 10 parking spaces and would still
be below the 65' height maximum in the C-G zoning for this lot.
The site layout is designed to circulate traffic from southbound Eagle Road onto the existing E
Seville Ln and through the existing traffic circle to N Cajun Ln roads and into the facility via the
access road between N Cajun Ln and Discount Tire. ACHD estimates the facility will generate
189 vehicle trips per day based on the ITE Trip Generation Manual. However, we expect that
number to be much less. Actual traffic studies conducted by the Self Storage Association
specific to self-storage estimate that this facility will generate 55 vehicle trips per day. Another
advantage of the self-storage use at this location is that it doesn't require direct access to Eagle
Road. Other uses would.
As required by the DA modification process, we will be submitting a separate CUP application to
address all other aspects of the proposed facility.
Narrative for Proposed Development Agreement Modification 2
Thank you in advance for your consideration of this submittal. Please let us know if you have
any questions or require additional information.
Regards,
Ken Hos c
Manager, Hosac Frank Ventures, LLC
ken@hosac.net m 208.440.9717
Narrative for Proposed Development Agreement Modification 3
Proposed Text for Modification
The language we propose to modify is contained in Section 6.1.1 of the 3/14/07 Development
Agreement recorded on 3/29/07 as instrument 107044347.
Current Language
That the maximum square footage of the C-G portion of the project shall not exceed a 20%
increase or decrease of 54,000 sq. ft. for a minimum of 43,200 sq. ft. and a maximum of 65,000
sq.ft. That the maximum square footage of one single building in the C-G portion of the project
shall not exceed 32,500 square feet, which is approximately% of the maximum allowable
commercial square feet on this property.
Proposed Language Modifications
That the maximum square footage of the subject property shall not exceed 135,000 sq. ft. C—G
peFtieR of the p eet Shall r + elxc-eed- ;noi r d e-F as of 54,000 sq. f+ feF
f sq. f+ Rd a .,f 65,000 sq. ft. That the maximum footprint square
footage of one single building in the subject property C G pertien of the pFejec+shall not exceed
32,500 square feet., which is appFaximately v of themaxim,im alle..,-,hle building f.,.,+.4Rt
Proposed New Language
That the maximum square footage of subject property shall not exceed 135,000 sq. ft. That the
maximum footprint square footage of one single building in the subject property shall not
exceed 32,500 square feet.
Narrative for Proposed Development Agreement Modification 4
Subject Property for Proposed DA Modification '
2755 N Eagle Rd, Meridian ID ``
E Sevrlle:Ln
Parcel# R0945580275
Parcel E, portion of Lots 26 & 27, Block 1
Bienville Square Subdivision, Commercial
E CHINOEN BLV4
ton
G Parcel#:R0945580275
Parcel E(Lots 26&27,Block 1)
2 01AM 90,6744,,2.082 acres
W N'•➢CKAVE z 2 0—an HV-55 LLC
51Ef�
W FPMWU AA
WORTH
E FAIWnJN RO
Fed
Note:This represents the new 2.082 acre parcel that was created from the 9/1/22 Property
Boundary Adjustment recorded as ROS# 13619 and Instrument#2022-077163.
Owner: HV-55 LLC, an Idaho limited liability company
1775 W State St#340, Boise ID 83002
Contact: Ken Hosac (ken@hosac.net m 208.440.9717)
Developer: Hosac Frank Ventures LLC, an Idaho limited liability company
1775 W State St#340, Boise ID 83002
Contact: Ken Hosac (ken@hosac.net m 208.440.9717)
Narrative for Proposed Development Agreement Modification 5
Development Agreements
Dev Agreement Approval Date Recording Date Instrument Number
Original Mar 11, 2004 Aug 20, 2004 104107406
1"Addendum Mar 14, 2007 Mar 29, 2007 107044347
2"d Addendum Feb 19, 2013 Feb 21, 2013 113019368
3 d Addendum May 6, 2014 May 8, 2014 114034779
4"Addendum May 27, 2014 May 29, 2014 114041278
Location:
The original development agreement covers multiple properties SW and SE of the Eagle and
Ustick Road intersection (ie,the south side of Ustick, and the east and west sides of Eagle
Road/SH-55). The addendum agreements cover only the Bienville Square Subdivision, south of
Ustick Road on the east side of Eagle Road
File Numbers:
The file number for the original Development Agreement is AZ-03-018.
The file numbers for the new 3/14/07 Development Agreement (subsequently referred to as the
"1St Addendum) are AZ 05-057 and RZ 05-019.
File numbers for additional addendums include AZ 05-05, PP -5-019, PS 05-002 and CUP 05-052
applications.
Narrative for Proposed Development Agreement Modification 6