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Home My WebLink AboutPH #3 Storage UnitsCHUBBUCK Memo Community Services Department Planning Services Division 290 E Linden Avenue, Chubbuck, ID 83202 208.237.2430 — Fax 208.237.2409 www.CityofChubbuck.us TO: City of Chubbuck Land Use and Development Commission FROM: Don Matson, Planning Services Manager DATE: November 8, 2022 RE: A petition by City of Chubbuck City staff to update several sections of City Code Title 18, Land Use, regarding self-service storage facilities: Title 18.08.040, Schedule of General Controls, changing land use districts where facilities may be conditionally permitted; Title 18.08.0301, Vehicle Storage Sites, clarifying that vehicles may be stored at self-service storage facilities and how much of the storage area may be for vehicle storage; and Title 18.12.050 Supplemental Controls for Self -Service Storage Facilities, establishing separation standards between facilities, and clarifying prohibited activities at self-service storage facilities. The application will be reviewed against criteria in section 18.28.050.8.8 of city code. Type of action: Recommendation. (Action Item) BACKGROUND Various sections of City Code need updating as national, regional, and local conditions change overtime. This proposal is to amend Chapter 18, Land Use, regarding self-service storage facilities. Standards in code for storage facilities were established in 1990 with Ordinance Number 347 and have not been updated since their adoption. In recent years staff has witnessed more frequent inquiries about potential self-service storage facilities. One of the key standards in the code is a limit of 3 acres for each self-service facility, which we believe was also intended to separate facilities from each other. However, the code did not include a spacing standard. As a result, the opportunity to put several 3 -acre storage lots next to each other, or across the street from each other, is problematic. The proposed amendments to Title 18, Land Use, regarding self-service storage include the following: 1. Removing self-service storage as a conditionally permitted land use in the Agriculture (A), Dense Residential (R-4) and Limited Commercial (C-1) zones. 2. Permitting vehicle storage sites within storage facilities, comprising up to 25% of the area. 3. Clarifying the size of a self-service storage facility to include the entire site, including drive aisles, parking, landscaping, etc. The maximum size was established in 1990 as 3 acres and is not proposed to be changed. 4. Confirming the maximum size of storage facilities by establishing a 1,500' separation requirement between facilities. 5. Clarifying the definition of "dead storage' as items generally unused or seldomly used; pickup and deposit of such is a permitted use within a self-service facility. The proposed changes appear to address the key issues in recent inquiries. See the attached draft ordinance for a complete copy of the proposed changes to Chapter 18.08, Land Use Districts and General Controls, and Chapter 18.12, Supplemental Controls. FACTS PETITIONER: City of Chubbuck Attn: Community Services Department 290 E Linden Avenue Chubbuck, ID 83202 (208) 237-2430 APPLICABLE LAWS AND PLANS: 1. Chubbuck Comprehensive Plan (as amended) Chubbuck City Code Notices of the hearing provided in accordance with City Code Chapter 18.28.010.B. Standards for approving a title text or map amendment per City Code Chapter 18.28.050.B.8. 3. Because the proposal covers a large area this is a legislative action, not quasi-judicial. STANDARDS FOR APPROVING A TITLE TEXT AMENDMENT The review and action by the Land Use & Development Commission is a recommendation to the City Council based on three criteria for proposed text amendments in City Code, Title 18.28.050.B.8: CRITERIA A — COMMUNITY: The proposed text amendment would be in the community's best interest. In recent years staff has witnessed more frequent inquiries about potential self-service storage facilities. Standards in City code for storage facilities were established in 1990 with Ordinance Number 347 and have not been updated since that time. The section does not address more current questions for developing storage facilities. L CHUBBUCK 1 0 290 E Linden Avenue, Chubbuck, ID 83202 208.237.2430 — Fax 208.237.2409 www.CityofChubbuck.us Page 2 CRITERIA B — CONSISTENCY: The proposed text amendment is consistent with the existing provisions of the zoning ordinance. The proposed amendments do not conflict with existing provisions of the zoning ordinance but enhance the code for clarity and provide better alignment with existing conditions. CRITERIA C — COMPLIANCE: The proposed text amendment is generally not in conflict with the goals, objectives, and policies of the adopted Plan and furthers them more than the adopted zoning text. Upon review staff finds no conflict with the Comprehensive Plan (available at https://cityofchubbuck.us/wp-content/uploads/2018/01 /2002-Comprehensive- Plan.compressed.pdf); none of the goals, objectives, or policies appear to have direct application to the proposal. STAFF RECOMMENDATION Based on the evidence and analysis above, staff find that the draft code satisfies the criteria necessary to recommend approval of the title text amendment to the City Council, with the criteria being: A. The proposed text amendment would be in the community's best interest. B. The proposed text amendment is consistent with the existing provisions of the zoning ordinance. C. The proposed text amendment is generally not in conflict with the goals, objectives, and policies of the adopted Plan and furthers them more than the adopted zoning text. FXH I RIT 1. Draft Chapter 18.16: Design Review Clearance • No public comments were received. REPORT: Don Matson, MSP I AICP Staff comments in this report are based Planning Services Manager solely upon evidence available at the time dmatson@cityofchubbuck.us 1 (208) 239-3252 of the report. Additional information may be DATE: November 8, 2022 brought to light at or before the hearing. L CHUBBUCK 1 0 290 E Linden Avenue, Chubbuck, ID 83202 208.237.2430 — Fax 208.237.2409 www.CityofChubbuck.us Page 3 Exhibit 1: Draft Ordinance re Self -Service Storage Facilities CITY OF CHUBBUCK ORDINANCE No. DRAFT A PETITION BY CITY OF CHUBBUCK CITY STAFF TO UPDATE SEVERAL SECTIONS OF CITY CODE TITLE 18, LAND USE, REGARDING SELF-SERVICE STORAGE FACILITIES: TITLE 18.08.040, SCHEDULE OF GENERAL CONTROLS, CHANGING LAND USE DISTRICTS WHERE FACILITIES MAY BE CONDITIONALLY PERMITTED; TITLE 18.08.030.L, VEHICLE STORAGE SITES, CLARIFYING THAT VEHICLES MAY BE STORED AT SELF-SERVICE STORAGE FACILITIES AND HOW MUCH OF THE STORAGE AREA MAY BE FOR VEHICLE STORAGE; AND TITLE 18.12.050 SUPPLEMENTAL CONTROLS FOR SELF-SERVICE STORAGE FACILITIES, ESTABLISHING SEPARATION STANDARDS BETWEEN FACILITIES, AND CLARIFYING PROHIBITED ACTIVITIES AT SELF-SERVICE STORAGE FACILITIES. BE IT ORDAINED BY THE MAYOR AND COUNCIL OF THE CITY OF CHUBBUCK, IDAHO: Section 1. Amended 18.08. Section 18.08.040 of Chubbuck Municipal Code is amended as follows: 18.08.040 SCHEDULE OF GENERAL CONTROLS; LAND USES BY DISTRICT: Land Uses Land Use Districts A R-1 R-2 R-3 R-4 C-1 C-2 I Warehouse and storage: self service storage facility 6X X X X Q Q C P Section 2. Amended 18.12. Section 18.12.030 and 18.12.050 of Chubbuck Municipal Code is amended as follows: 18.12.030 SUPPLEMENTAL CONTROLS FOR PARTICULAR USES; L. VEHICLE STORAGE SITES: VEHICLE STORAGE SITES SHALL: Exhibit 1: Draft Ordinance re Self -Service Storage Facilities 1. Be enclosed by a properly maintained screening fence sufficient to keep vehicles on the premises from public view and from the view of existing adjoining residential property or residentially zoned areas, whether or not such property is separated by an alleyway or street. Any screening fence constructed to satisfy this requirement shall not exceed eight feet (8') in height, measured from the natural elevation of the land. These requirements shall supplement other provisions of this title and, if another provision also applies, the more restrictive shall control. Vehicle storage sites may be located within a self-service storage facility_ provided the vehicle storage area is less than 25% of the lot area and allowed in the zoning district. 2. Be free of all weeds and other rank vegetable growth. 3. Not contain more than two (2) acres. 18.12.050: SUPPLEMENTAL CONTROLS FOR SELF-SERVICE STORAGE FACILITIES A. Design Review Committee: All plans for self-service storage facilities whether to be constructed in a permitted or in a conditionally permitted area shall, prior to construction and issuance of the building permit, be submitted to the city's design review committee established in section 18.16.050 of this title for review and approval. The design review committee shall take the following criteria into account in evaluating the proposal: 1. General land use relationships between the proposed use and surrounding uses. 2. Access to collector or arterial streets. 3. Style of the designs of surrounding buildings in consideration of whether residential type construction should be required, including: a. Residential type facades. b. Pitched roofs. c. Wing walls. d. Height differentials within structure. Exhibit 1: Draft Ordinance re Self -Service Storage Facilities B. Maximum 1✓e4 Size; Separation between facilities required: The maximum let site size including buildings, drive aisles, landscapingparking areas, etc., shall be three (3) acres its eommer-eial or- industfial areas and one aer-e in dense ,-eside., is (R 4) areas. No self-service storage unit facility shall be located closer than 1,500' from another self-service storage facilitv as measured from the nearest Doint of the closest building or storaize area. C. Roadways: The minimum size of roadways within self-service storage facility areas shall be twenty feet (20'). D. Fences: The perimeter of a self-service storage facility, excluding roadways going to the street, shall be enclosed with a fence with a minimum height of six feet (6'). No ribbon fence or barbed wire fence shall be used, except on top of a security fence. A solid fence shall be required on the side of any part of the perimeter which adjoins a residence or a residentially zoned area. The fence may be increased in height upon application and approval by the design review committee. E. Setbacks; Landscaping: The project shall comply with all setback and landscape ordinances, including the requirement of sprinkler irrigated landscaping. F. Structure Areas: Structure areas shall be limited to coverage of fifty percent (50%) of the total lot area. G. Limitation: A self-service storage facility shall be limited to dead storage use only. H. Activities Prohibited: No activities other than rental of storage units and vehicle storage as permitted under this Chapter, and pick up and deposit of dead storage, meaning those items which are generally unused or seldomly used items shall be allowed in the self-service storage facility. I. Storage In Enclosed Buildings: All storage on the property shall be kept within an enclosed building. J. Lighting: All outdoor lights shall be shielded to direct light and glare only onto the self-service storage facility premises and may be of sufficient intensity to discourage vandalism and theft. Said lighting and glare shall be deflected, shaded and focused away from all adjoining property. Exhibit 1: Draft Ordinance re Self -Service Storage Facilities K. Examples Of Activities Prohibited: Examples of activities prohibited in this diStFic storage sites include, but are not limited to, the following: 1. The establishment of a transfer and storage business. 2. Any use that is noxious or offensive because of odors, dust, noise, fumes or vibrations. REMAINDER OF PAGE LEFT INTENTIONALLY BLANK Exhibit 1: Draft Ordinance re Self -Service Storage Facilities ADMINISTRATIVE PROVISIONS Section 1. Repeal of Conflicting Ordinances. The provisions of any Ordinance of the city and any provision of the Municipal Code which conflict with the provisions of this Ordinance are repealed to the extent of such conflict. Section 2. Severability. The sections of this Ordinance are severable. The invalidity of a section shall not affect the validity of the remaining sections. Section 3. Effective Date. The rule requiring an ordinance to be read on three separate days, one of which shall be a reading in full, is dispensed with, and this Ordinance shall become effective upon its passage, approval, and publication. PASSED BY THE COUNCIL AND APPROVED BY THE MAYOR OF THE CITY OF CHUBBUCK, IDAHO, this day of , 2022. Kevin B. England, MAYOR ATTEST: Joey Bowers, CITY CLERK