PZ - Narrative December 18, 2023
Planning Division, City of Meridian
33 E Broadway Ave, Suite 102
Meridian, Idaho 83646
RE: Narrative for Conditional Use Permit application
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
Conditional Use Permit (CUP). The proposed use conforms with the existing CG zoning, and
the use would be permitted following the approval of the CUP as well as a separate application
for a new Development Agreement (DA).
The request for a new DA is being submitted concurrently but separately from the CUP. The
existing DA sets a maximum square footage for a single building. To support multiple stories,
we propose to modify the requirement so that 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 in the 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,
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.
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DESIGNHAUS ARCHITECTURE 13300 AUBURN RD,SUITE 300,AUBURN HILLS, MI 48326 1 248.601.4422 1 DESIGNHAUS.COM
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 building itself will be of the highest materials and standards of design possible. New
building highlights such as masonry elements, architectural metal panels, storefront glazing,
and site lighting will make the building stand out amongst the rest with regards to quality,
appearance and workmanship. The building design is intentionally massed to the northeast,
away from the residential homes.
Other landscape and site improvements include extensive landscape and buffering, energy
efficient LED exterior lighting fixtures. We also acknowledge the other improvements
requested by the city during our pre-app meeting such as tying the sidewalk along N. Cajun
Way into the existing walking path and completing the missing streetscape lighting.
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.
The existing site is currently vacant and void of any landscape growth other than the existing
landscaping along the Eagle Road sidewalk and the walking path along the canal to the south.
The grade is relatively flat, and all utilities are immediately available to the site. Water usage is
also minimal, and lights will be energy efficient with motion sensors. Ther will be no increase or
burdensome demand on public utilities. The building will be fully fire suppressed for maximum
safety and code compliance. The hours of operation would be during normal business hours of
weekly with limited access via keypad after hours. New customers would stop at the office to
inquire about the services, while existing customers would proceed directly to the gated
secured designated loading area to access the internal units within, or to the specific exterior
unit.
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DESIGNHAUS ARCHITECTURE 13300 AUBURN RD,SUITE 300,AUBURN HILLS, MI 48326 1 248.601.4422 1 DESIGNHAUS.COM
Designhaus Architecture of 3300 Auburn Rd, Auburn Hills, MI, Architect and Agent for Hosac
Frank Ventures, LLC of 1775 W State St. #340 Boise, ID has been retained for architectural
services.
For your review, we have included drawings and color renderings to help portray our building
intent as well as the surrounding landscaping and other site improvements. We look forward to
working with the city during the approval process, and are very happy to answer any questions
or provide additional information as needed.
Regards,
Peter Stuhlreyer
Architect
Designhaus, LLC
CC:
Ken Hosac
Jerry Frank
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DESIGNHAUS ARCHITECTURE 13300 AUBURN RD,SUITE 300,AUBURN HILLS, MI 48326 1 248.601.4422 1 DESIGNHAUS.COM