GPA #23-02
&
SUP REV #3 (P-D #12)
MERCED SECURITY STORAGE, INC.
NEW SELF-STORAGE & LONG TERM RV/BOAT PARKING
1965 W OLIVE AVENUE
ATTACHMENT 14
BACKGROUND
• SUBJECT SITE (6 AC) ANNEXED INTO THE CITY IN 1970 AS PART OF FAHRENS CREEK ANNEXATION WHICH INCORPORATED 576 ACRES INTO CITY LIMITS.
• THE SUBJECT SITE HAS REMAINED VACANT FOR MANY DECADES • ONE OF THE CHALLENGES DEVELOPING THIS SITE HAS BEEN THAT IT IS IN
A FLOODWAY
• THE PROPOSED BOAT AND RV PARKING WITHIN THE FLOODWAY DO
NOT REQUIRE BUILDINGS MAKING IT A QUALIFYING USE WITHIN THE
FLOODWAY AREA (PENDING HYDROLOGIST REVIEW OF FENCING)
Office
Commercial
(C-O)
Light Industrial
(I-L)
Low Density
Residential
(R-1-6)
• Office Commercial
acts as buffer
between Industrial
and Residential
Zones
• General Plan
Change from
Office Commercial
to Business Park
FEMA MAP
• Floodway development
(structures or fencing) will
require a No Rise Certificate
from a licensed Hydrologist
• There is a possibility that no
structures may be allowed
within this area (2/3 of site)
Office
Gate
CMU backwall
at property
line
Drive Aisle
26.5 feet wide
Drive Aisle
30 feet wide
• Vehicle Access – Olive
Avenue
• 440 Storage Units
• 171 RV & Boat Long
Term Parking Spaces
RV AND BOAT PARKING
Drive Aisle
40 feet wide
Drive Aisle
45 feet wide
Wrought Iron Fence
*Drive aisles would be made
from paved surface. Parking
areas would be made of
gravel or similar surface
171 parking stalls
(10’x28’-12’x58’)
Long-term parking for
Boat & Recreational Vehicles
ELEVATIONS
North Elevation
East Elevation
South Elevation
West Elevation
Building Details: Office = 23-ft. tall (top of roof ), stucco and stone veneer finish
ELEVATIONS
East elevation between subject site and residential. 12 ft tall CMU building wall.
PLANNED DEVELOPMENT STANDARDS
Zero-Lot line only for sides and rear yard. Front yard along Olive Avenue must maintain a minimum 10-foot setback.
NEIGHBORHOOD IMPACT
• BACK OF BUILDING ADJACENT TO RESIDENTIAL WILL BE MADE OUT OF CONCRETE BLOCKS (12 FEET TALL). THIS COULD REDUCE IMPACTS REGARDING NOISE AND LIGHTING AND SHIELD STORAGE BUILDINGS. • TRAFFIC STUDY INDICATED THAT THIS WOULD BE A “LOW IMPACT USE”
• CONDITION INCLUDED TO LIMIT HOURS OF OPERATION BETWEEN 7 A.M. AND 10 P.M. (CONDITION #28)
• PUBLIC COMMENTS (1 CALL ABOUT HYDROLOGY STUDY).
MINI STORAGE NEXT TO RESIDENTIAL
Central Self
Storage
Simply Space
ENTITLEMENTS/PUBLIC COMMENTS
• PLANNING COMMISSION ACTED ON THIS ITEM ON JULY 5, 2023. • THE COMMISSION APPROVED THE BELOW ENTITLEMENTS (SUBJECT TO COUNCIL
APPROVAL OF GPA AND SUP REVISION)
• CONDITIONAL USE PERMIT #1274 TO ALLOW A LIVE-WORK UNIT FOR ONSITE MANAGER OF SELF-STORAGE – ACTION BY PLANNING COMMISSION • SITE PLAN REVIEW PERMIT #516 TO ALLOW 440 STORAGE UNITS AND 171 LONG TERM PARKING SPACES – ACTION BY PLANNING COMMISSION • THE COMMISSION RECOMMENDED APPROVAL TO THE CITY COUNCIL FOR THE
BELOW ENTITLEMENTS
• GENERAL PLAN AMENDMENT #23-02 FROM COMMERCIAL OFFICE (CO) TO BUSINESS PARK (BP) –
• SITE UTILIZATION PLAN REVISION #3 TO PLANNED DEVELOPMENT #12 WOULD
CHANGE THE LAND USE DESIGNATION FROM COMMERCIAL OFFICE TO SELF-
STORAGE AND LONG TERM PARKING (BOAT AND RV)
PLANNING STAFF DID NOT RECEIVE PUBLIC COMMENTS BEFORE OR DURING THE PLANNING COMMISSION PUBLIC HEARING (PHN MAILED 3 WEEKS PRIOR TO
HEARING)
CONDITIONS
• CONDITION #12: APPLICATION SHALL WORK WITH LICENSED
HYDROLOGIST TO DETERMINE IF A “NO RISE CERTIFICATE” CAN BE ISSUED FOR FENCING WITHIN FLOODWAY AREA.
• CONDITION #14: DEVELOPER AND THEIR TRAFFIC ENGINEER SHALL WORK
WITH ENGINEERING STAFF TO DETERMINE VEHICLE STACKING DISTANCE SO
VEHICLES DO NOT BACK-UP ONTO OLIVE AVENUE (THIS MAY REQUIRE MINOR MODIFICATIONS TO SITE PLAN).
• CONDITION #28: SELF-STORAGE/BOAT & RV PARKING MAY OPERATE DAILY BETWEEN 7 A.M. AND 10 P.M. ONLY.
• CONDITION #29: DWELLING NOT ALLOWED WITHIN STORAGE FACILITY OR WITHIN BOATS/RV.
• CONDITION #34: THE APPLICANT SHALL WORK WITH CITY ENGINEER TO DETERMINE IF TRAFFIC SIGNAL TIMING AT OLIVE AVE./SANTA FE DR. & HWY 59 NEEDS TO BE OPTIMIZED.
CITY COUNCIL ACTION
• APPROVE/DISAPPROVE/MODIFY:
• RESOLUTION APPROVING ENVIRONMENTAL REVIEW #23-08 (MITIGATED
NEGATIVE DECLARATION) FOR PROJECT, AND GENERAL PLAN AMENDMENT (GPA) #23-02 CHANGING GENERAL PLAN DESIGNATION FROM
COMMERCIAL OFFICE (CO) TO BUSINESS PARK (BP)
• INTRODUCE ORDINANCE APPROVING SITE UTILIZATION PLAN REVISION (SUP REV) #3 TO P-D #12 CHANGING LAND USE DESIGNATION FROM
“COMMERCIAL OFFICE” TO “SELF-STORAGE”
• APPROVE THE LEGISLATIVE ACTION AGREEMENT AND AUTHORIZING CITY
MANAGER OR DEPUTY CITY MANAGER TO EXECUTE NECESSARY
DOCUMENTS
QUESTIONS? COMMENTS? CONCERNS?