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STAFF REPORT Hearing Date: May 7, 2009 ~,~~CER S ~,wN
TO: Plamm~g & Zomng Commission E IDIAN~-- F~C~
IDAHO
FROM: Sarah Wheeler, Assistant City Planner
208-884-5533
SUBJECT: ZOA-09-001 -Outdoor Storage and Parking Unified Development Code Text
Amendment
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, the City of Meridian Planning Department, has applied for a Zoning Ordinance
Amendment (ZOA) to amend the Unified Development Code (UDC). The sections proposed for
amendment include outdoor storage, landscaping and parking standards. The purpose of the
zoning ordinance/unified development code (UDC) text amendment is to modify, clean up, and
add specific sections to the UDC that City Staff believes will make the implementation and use of
the UDC more understandable and enforceable. Please see Section 7 below for a complete list of
the proposed UDC amendments.
2. SUMMARY RECOMMENDATION
Staff is recommending approval of the UDC text amendment (ZOA-09-001) based on the
detailed analysis provided below and Findings of Facts listed in Exhibit B.
3. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the
City Council of File Number ZOA-09-001 as presented in the staff report for the hearing date of
May 7, 2009 with the following modifications: (add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the
City Council of File Number ZOA-09-001 as presented during the hearing on May 7, 2009 for the
following reasons: (You should state specific reasons for denial.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Number ZOA-
09-001, to (insert specific hearing date), and direct staff to make the following changes: (insert
comments here.)
4. APPLICATION FACTS
a. Site Address/Location: City-wide.
b. Applicant/Representative:
City of Meridian Planning Department
33E. Broadway Avenue
Meridian, Idaho 83642
c. Applicant's Statement/Justification: Since its implementation on September 15, 2005, Staff has
requested four other amendments to the UDC. Staff continuously tracks the UDC in order to
identify issues that hinder the code's ability to function efficiently. See applicant's narrative
for more information.
5. PROCESS FACTS
a. The subject application will in fact constitute a Unified Development Code/Zoning Ordinance
amendment as determined by City Ordinance. By reason of the provisions of the Meridian
City Code Title 11 Chapter 5, a public hearing is required before the Planning & Zoning
Commission and City Council on this matter.
b. Newspaper notifications published on: Apri120 and May 4, 2009 (Planning & Zoning
Commission)
c. A public service announcement was broadcast faxed on April 17, 2009 regarding this
application.
6. COMPREHENSIVE PLAN POLICIES AND GOALS
The City's Comprehensive Plan is a vision and policy document for guiding development and the
transportation needs in the City of Meridian. Staff finds that the subject Zoning Ordinance Amendment
complies with and furthers the goals and objectives of the 2002 Comprehensive Plan. The specific
objectives and actions that support the proposed amendment are listed below:
Chapter VII
• Goal II, Obj. A, #5 -Amend the zoning ordinance and map to implement the provisions
of this plan (referring to comprehensive plan).
• Goal IV, Obj. A, #2- Encourage industrial development to locate adjacent to existing
industrial uses.
• Goal V, Obj . C, #5 -Eliminate vague/unclear standards in development ordinances.
Staff finds that the subject ZOA application is harmonious with and in accordance with the applicable
objectives of the Comprehensive Plan. The proposed changes will alleviate unnecessary landscape and
screening burdens placed upon developers in industrial areas where there are no visual or acoustic
impacts to the public. In so doing, it will also encourage industrial developments to locate next to one
another to eliminate some of the code's screening requirements. A portion of the amendment will
provide clarification regarding the purpose and screening of outdoor storage in both residential and
commercial zoning districts and will clear up confusion regarding where vehicles, recreational vehicles,
boats and the like can be parked, what materials they need to be parked on, and how they need to be
screened. Making the code clearer will enhance the curb appeal of many Meridian neighborhoods.
7. UNIFIED DEVELOPMENT CODE/ZONING ORDINANCE
Staff has identified specific sections of the UDC that should be amended for the code to function
efficiently. The sections proposed for amendment include parking standards, landscape buffers and
outdoor storage and screening requirements. Staff believes the changes proposed in this memo represent
changes that will make the implementation and use of the UDC more understandable, equitable and
enforceable. The Planning Department Staff is proposing to amend certain UDC sections as follows:
Section Text
11-3B-8B2 For parking lot replacement that is greater than fifty percent (50%) of the parking
area, all current landsca a standards of this ~tisle section shall be met.
11-3B-8C1 For Perimeter Landscaping; The following standards apply to the perimeter of
arp king_ '~r~ ' + '' 'aearac~j~so~e~g-~e~or other
vehicular use areas, includin drivewa s:
11-3B-8Cla Requirement: Provide a five foot (5') wide minimum pei~eter landscape buffer
adjacent to parking, loading, or other paved
vehicular use areas, including driveways, vehicle sales areas, truck parking areas,
bus parking areas, and vehicle storage areas, subject to the following exceptions::
i. This requirement maybe reduced or waived at the determination of the director
where there is a shared driveway and/or recorded cross parking agreement and
easement with an adjacent property.
ii. This requirement may be reduced or waived at the determination of the
director for truck maneuvering areas in industrial districts.
11-3B-8Clc Encroachments: Structures less than one hundred twenty (120) square feet,
including, but not limited to, trash enclosures and storage sheds, may encroach
into a required ~e-~er~eter landscape buffer, excluding_any buffer to adjoining
residential uses as set forth in 11-3B-9.
11-3A-14 11-3A-14: OUTDOOR STORAGE AS AN ACCESSORY USE: Accessory
outdoor storage shall be allowed for an approved use subject to the following
standards:
11-3A-14 A. All outdoor storage of material, equipment, inventory, and/or supplies shall be
~d conducted in an orderly manner _
It shall be unlawful to conduct outdoor storage of materials, equipment,
inventory and/or supplies in a manner that:
1. Creates a public nuisance, visual blight, or acoustic impacts.
2. Blocks impedes or overlaps any sidewalks and/or vehicular traffic.
~3. Causes Tthe site ~ to be used as a "vehicle wrecking or junk yard" as
herein defined.
EB. For properties in commercial and/or traditional districts, Aoutdoor storage of
materials, equipment, inventory, and/or supplies shall be incorporated into the
overall design of buildings and site landscaping so that the visual
impacts of these functions are fully contained and screened from view of e~-e€
n adjacent properties, the railway corridor, and public streets by a solid
fence or wall with a minimum height of six feet (6'~. Such fence and/or wall shall
be constructed of complimentary or of similar design and materials of the primary
structure.
C. For properties in residential districts, all materials, equipment, inventory,
and/or supplies, shall only be stored in the rear or side yard and shall be screened
b a solid fence six feet 6' in hei t. No outdoor stora a of materials
equipment inventory and/or supplies shall be allowed in the required street yard
except as follows• on corner properties such materials maybe stored in the street
side yard where such area is screened by a solid fence, six feet (6') in height, see
section 11-3A-7 for fencing regulations in street side yards.
D. For properties in industrial districts, the following standards shall apply:
1 For properties that are adjacent to non-industrial properties and/or public
streets outdoor storage of materials equipment, inventory, and/or supplies shall
be incorporated into the overall design of buildings and site landscaping so that
the visual impacts of these functions are fully contained and screened from view
of adjacent non-industrial properties and/or public streets by a solid fence and/or
wall with a minimum height of six feet (6'). Such fence and/or wall shall be
constructed of complimentary or of similar design and materials of the primary
structure.
2. For properties that adjoin the railway corridor, in addition to the standards of
subsection 1 outdoor storage of materials, equipment, inventory, and/or supplies
shall be screened from the edge of the required street buffer a distance of one
hundred feet (100') from the edge of right of way parallel to the railway corridor.
3. For properties where subsection 1 and/or subsection 2 do not apply, outdoor
storage areas do not need to be screened.
11-4-3-33 11-4-3-33: STORAGE FACILITY, OUTDOORS~BE:
11-4-3-33 A. All outdoor storage of material shall be maintained in an orderly manner so as
not to create a public nuisance. :lu«~~~~~~;=aT ~ :::~'.::: ~'.:e =° "'-•°a
B. Stored items shall not block sidewalks or parking areas and may not impede
vehicular or pedestrian traffic.
C.~ The site shall not be used as "vehicle wrecking or junk yard" as herein
defined.
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D. For any use requiring the storage of fuel or hazardous material, the use shall
be located a minimum of one thousand feet (1,000') from a hospital.
E. For properties in industrial districts the following standards shall apply:
1 For properties that are adjacent to non-industrial properties and/or public
streets outdoor storage of materials equipment inventory, and/or supplies shall
be incorporated into the overall design of buildings and site landscaping so that
the visual impacts of these functions are fully contained and screened from view
of adjacent non-industrial properties and/or public streets by a solid fence and/or
wall with a minimum height of six feet (6'~ Such fence and/or wall shall be
constructed of complimentary or of similar design and materials of the primary
structure.
2. For properties that adjoin the railway corridor, in addition to the standards of
subsection 1 outdoor storage of materials equipment, inventory, and/or supplies
shall be screened from the edge of the required street buffer a distance of one
hundred feet (100') from the edge of ri t of way parallel to the railway corridor.
3. For properties where subsection 1 and/or subsection 2 do not apply, outdoor
storage areas do not need to be screened.
11-3C-4 PARKING ~T STANDARDS FOR SINGLE-FAMILY DETACHED,
TOWNHOUSES, SECONDARY, DUPLEX AND SINGLE-FAMILY
ATTACHED DWELLINGS:
11-3C-4A A. Use And Design of Parking Areas:
1. Required parking spaces shall be used for vehicle parking only. (Ord. OS-1170,
8-30-20005„ eff. 9-15-2005)
2. Onlyregistered automobiles and motorcycles may be parked in the required
street yard. All other vehicles including, but not limited to, vehicles without
current registration recreational vehicles, personal recreational items, boats,
trailers and/or other vehicles shall onl~be parked in the rear or side yard and shall
be screened by a solid fence, six feet (6' in height.
3. On corner properties vehicles may be~arked in the street side yard where such
area is screened by a solid fence six feet (6'~ in height, see section 11-3A-7 for
fencingregulations in street yards.
4. Location of parkingLpaces relative to structure(s):
a. Parking spaces for all single-family detached, townhouse, secondary, and
duplex dwellings shall be located on the same lot as the use that they are intended
to serve.
b. Parkin fg or single-family attached dwellings shall be located not more than
three hundred feet 300' from the structures exc t as rovided b section 11-
3C-7 of this article.
5. All parking and loading areas shall provide property drainage of surface water
to prevent the drainage of such water onto adjacent properties or walkways.
6. All parking areas shall be designed and constructed to provide the type and
number of off street arkin s aces re uired b section 11-3C-6 of this article.
11-3C-4B B. Improvements: T7,° ~ 11.,...;«n< non«an,.an n1,n11 n «l., 4„ nll r n;a°«4;n1 ~ r°r4;°n
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1. Except as allowed in subsection 2, all off street parking areas and driveways
into and throug 1 a parking area shall be improved with a compacted gravel base,
not less than four inches (4") thick, surfaced with asphaltic pavement fly
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2. Where the parking area is screened by a solid fence, six feet (6' in hei t, the
off street parking areas and driveways shall be improved with a dustless material,
including but not limited to, vegetation, asphaltic pavement, rock, concrete,
ndings). Gravel is not a preferred
pavers, bricks, or recycled asphalt (asphalt irg
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improvement material because it must be chemically treated every three months
to remain dustless. Such surface will only be allowed at the discretion of the
director for temporary or short-term parking. ~clc~-=::r ~•4 ,..-,-°«4
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11-3C-5 PARHING STANDARDS FOR ALL OTHER USES NOT SPECIFIED IN
SECTION 11-3C-4
11-3C-SA A. Use And Design Of Parking Areas:
1. All parking areas shall be designed and constructed to provide the type and
number of off street parking spaces required by section 11-3C-6 of this article,
and designed as required by this section.
2. Location of parking spaces relative to structure(s):
a. Parking spaces for nonresidential uses shall be located not more than five
hundred feet (500') from structure(s), except as provided by section 11-3C-7 of
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b. d. For any vertically integrated residential project, not more than ten percent
(10%) of the required parking shall be located in the front of the structure
8. EXHIBITS
A. Agency Comments
B. Required Findings from the Unified Development Code
Exhibit A. Agency Comments
On April 17, 2009 a joint agency and department meeting was held with service providers in the
area. The agencies and departments present include: Meridian Fire Department and Meridian
Building Department. The following the comments were received:
1. Fire Department
1.1 Any roadway greater than 150 feet in length that is not provided with an outlet shall be
required to have an approved turn around. Phasing of the project may require a temporary
approved turn around on streets greater than 150' in length with no outlet.
1.2 All common driveways shall be straight or have a turning radius of 28' inside and 48'
outside and shall have a clear driving surface which is 20' wide and support an imposed
weight of 75,000 GVW.
1.3 Commercial and office occupancies will require afire-flow consistent with the
International Fire Code to service the proposed project. Fire hydrants shall be placed per
Appendix D.
1.4 All aspects of the building systems (including exiting systems), processes and storage
practices shall be required to comply with International Fire Code
1.5 All portions of the building located on this project must be within 150' of a paved surface
as measured around the perimeter of the building.
1.6 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire
hydrants and mains shall be provided where required by the code official. For buildings
equipped throughout with an approved automatic sprinkler system installed in accordance
with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183).
1.7 This project will be required to provide a 20' wide swing or rolling emergency access gate.
The gate shall be equipped with a Knoxbox Padlock which has to be ordered thru the
Meridian Fire Department
2. Building Department
2.1 The Building Department has no concerns related to this application
Exhibit B. Required Findings from Unified Development Code
1. Unified Development Code Text Amendments:
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 a text amendment to the Unified Development Code, the Council shall make
the following findings:
1. The text amendment complies with the applicable provisions of the
comprehensive plan;
Staff finds that the proposed zoning ordinance amendment complies with the
applicable (limited) provisions of the Comprehensive Plan. Please see
Comprehensive Plan Policies and Goals, Section 6, of the Staff Report for more
information.
2. The text amendment shall not be materially detrimental to the public health,
safety, and welfare; and
Staff finds that the proposed text amendment will not be detrimental to the public
health, safety or welfare.
3. The text 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.
Staff finds that the proposed text amendment does not propose any significant
changes to how public utilities and services are provide to developments. All
City departments, public agencies and service providers that currently review
applications will continue to do so. Please rely on any written or oral testimony
provided by any public service provider(s) when making this finding.