Loading...
HomeMy WebLinkAboutOutdoor Storage UDC RecsSTAFF REPORT Hearing Date: June 2, 2009 TO: Mayor and City Council E IDIAN;- 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 has provided detailed analysis of the requested Zoning Ordinance Amendment applications. Staff recommends approval of the UDC text amendment (ZOA-09-001). The Meridian Planning and Zoning Commission heard this item on May 7, 2009. At the public hearing the Commission voted to recommend approval of the subject ZOA request. a. Summary of Commission Public Hearing: i. In favor None ii. In opposition: None iii. Commenting: None iv. Written testimony: None v. Staff presenting application: Pete Friedman vi. Other staff commenting on application: None b. Kev Issue(s) of Discussion by Commission: i. Concern regarding eliminating some screening requirements in the I-L zone next to the railroad corridor, if and when it becomes a light rail system, and whether that would negatively affect an individual's perception about the City of Meridian. c. Kev Commission Change(s) to Staff Recommendation: i. None d. Outstanding Issue(s) for City Council: i. Following the Commission Meeting, Staff became aware of a minor discrepancy in UDC-3B-8Clc. Specifically, Sanitary Services now requires trash enclosures to be 144 square feet rather than the previous 120 square feet. Thus, Staff proposes to initiate a text change in the staff report to say. 11-3B-8Clc: Encroachments: Structures less than one hundred forty-four square feet (144), including, but not limited to, trash enclosures and storage sheds, may encroach into a required perimeter landscape buffer, excluding any buffer to adjoining residential uses as set forth in 11-3B-9. 3. PROPOSED MOTION (to be considered after the public hearing) Approval After considering all Staff, Applicant and public testimony, I move to approval File Number ZOA-09-001 as presented in the staff report for the hearing date of May 7, 2009 with the following modifications to the conditions of approval: (add any proposed modifications.) Denial After considering all Staff, Applicant and public testimony, I move deny File Number ZOA-09- 001, as presented during the hearing on May 7, 2009 for the following reasons: (You must state specific reasons for denial and what the applicant could do to obtain your approval in the future). Continuance After considering all Staff, Applicant and public testimony, I move to continue File Number ZOA-09-001, to the hearing date of (insert continued hearing date here) for the following reason(s): (you should state specific reason(s) for continuance). 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: April 20 and May 4, 2009 (Planning & Zoning Commission); Mav 11 and Mav 25, 2009 (City Council) c. A public service announcement was broadcast faxed on April 17, 2009 regarding this application (Planning and Zoning Commission); May 8, 2009 (City Council). 6. COMPREHENSIVE PLAN POLICIES AND GOAL5 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 article section shall be met. 11-3B-8C1 For Perimeter Landscaping; The following standards apply to the perimeter of parking ~'~~r~ .a°r '°* '~„°~, ~;d~~°,~a~-ad~as~te-~~kTor other vehicular use areas, includin driveways: 11-3B-8Cla Requirement: Provide a five foot (5') wide minimum peeter landscape buffer ~'°„'- °" ~„*°ri°r '°* '~„°° *'~°* °~° 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 may be 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 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 wed conducted in an orderly manner ~ °* *° ° °~*° ° ~~'~'~° ~ ° ~E 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 the site sl~all~iet to be used as a "vehicle wrecking or junk yard" as herein defined. EB. For properties in commercial and/or traditional districts, 9outdoor storage of materials, equipment, inventory, and/or supplies shall be incorporated into the overall design of buildings and site landscaping so that the visual ~nd~seustie impacts of these functions are fully contained and screened from view of e~-a€ adjacent properties, the railway corridor, and public streets ~ 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 by a solid fence, six feet (6') in height. No outdoor storage of materials, equipment, inventory, and/or supplies shall be allowed in the required street 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 hei t, see section 11-3A-7 for fencing regulations in street side a 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 ri t of wadparallel to the railway corridor. 3. For ro erties where subsection 1 and/or subsection 2 do not a 1 outdoor storage areas do not need to be screened. 11-4-3-33 11-4-3-33: STORAGE FACILITY, OUTDOOR~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. pq°*°-~~'~ ~'~~" :c*'~° ~*~r°-' '*'~~« *'~° a ,....vacua.. .lull L Vv .~LVrvo-rv iCliiir-[IIIJ~°GT~''p'-'IMr°GR 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. ~Ad~ie~d~ds-~s~e~sid - t r 4 e ~ o~~-as-~-~ Ees o~--~~z c ces ~y euts~Ele--stera °~i-b e--alle~Fe~ ~ ,. , a ° .,~; ~ ~. ~ " g ee e ~~s: ' 1 a ~,.m a -~±~~de--stera ~Tei=~i ~ l h ' ~ - ~ c ~~erc -u --~~-s ~ e limit°,7 +„ ~1,11~° ;~°.Y,~ ,. °17 „ °17 1+ t1, 1. aaaaaaLVY LV La1V 1LV111U V Y111V1L Vl u~ n,~ ~ v n r°~.a°«~~n, a° °,,. °«~ }~ , ~ 9u~ia ° f :: Y1 - v VLVa V LLLVI LL1U 1Vl k 1 VJl LL~,V ^ ` ,L,7,1`1° ili Ul,nll 11° 11M7 t^ ° °n+111 nl °1'111.1° ° nl ~~ ~~ r , 1. 1 ~1LL 1 11L{1L V V Vlll~' 1V1- A?+~° n «t7 ~/1Y *°«n«~n ~ Cliitri~l° .,~,1,-., ..° 1,~ ,~..,~°,-:.,1~ ~ .. ;«11;,,;17,,..1 x;11°,,~;.,1 «°,w:,. 1, 11 1. ° /. vwL~salav JLVaHbV Vl 111LLLV11LLlJ 1V1 11 °!1 .,4L1 ., .1 ~ 1,4 /~~l [1,+° A11n1,.11YM1, YAN1.A JVl V1« 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 p~erties 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 ed e~ t of wadparallel to the railway corridor. 3. For properties where subsection 1 and/or subsection 2 do not apply outdoor stora a 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. Only registered 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 only 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 parked 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 ay rds• 4. Location of parking spaces relative to structure(s): a. Parking spaces for all single-family detached, townhouse, secondary duplex dwellings shall be located on the same lot as the use that they are intended to serve. b. Parking for single-family attached dwellings shall be located not more than three hundred feet (300') from the structure(s), except as provided by 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: Two ~ »,,..,;~,. ~+„ra,,..a~ ~~,.,» ., ,.~.. ~,..,,, ,.o~;ao~~;.,~ ~ ~o,.t;o~ w ~ au sv Puric , 1. Except as allowed in subsection 2, all off street parking areas and driveways into and throu i a parking area shall be improved with a compacted gravel base, not less than four inches (4") thick, surfaced with asphaltic pavement fly n,.a n~ ~ z~c ~ i n ~nn~~ 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, pavers, bricks, or recycled asphalt (asphaltgnndings). Gravel is not a preferred 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 tem orar or short-term arkin . Tek~ck~rt~c~~~errt :n+.,n.;,,r nl.n» .,,,~ l.o ~n.-~,o,a „ n~,,,-oa „ n;ao~~;n~ ~ ~o,.~., ,..~.~,. +i.,,,. 2 nro l.,,n~ n„a „ o +,.n.,°i~ n... a t, - h t d i ~# 4d ~ e S e~re - ~r P -s e-o~ ' nc ° ° i c r `ii .,.....aa ~.aa.a a~ a.aaa j r c c r c v ~ cr~~ccr--cr~Trrrcttcc; ~n,~ I~z~-~ 11-3C-5 PARKING 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 ~" uetnnl,oa ..on;ao„~:n~ a.. o»; •~ ~, » ~. this article Par>;in ~ e e ~ . b Y ., ~ a av as uvuvu avow ]~~.n4o.a .~.~. 41.o n o ~~4 n„ 41.0. 0 41.n4 41.0..., 4 a a 4 .vvaawu vaa ~uv owiav av~ ucr , t}~o 1.,,.,a«oa ~ o~ ~znn>> ~.,,,.... +l.o ~+...,,,~,,,-oin~ o o,.~ n ,;aoa 1.. +• i i zr ~ „~~l.;n n,.~;,.~o ~~. E ~lr lii -S -~ i~~ 3~'E ~~l ~~ c ~ + +', ~' - r ~ eS 9~ei~~ S 2S- } - eEa c O ~~_/~~p' ~ '~~~~ y~~' ~ li~i~fl~° E~~ -f + `" ' ~ ~"~ c ~~ i c r c rnzrr cr a E f,. 2~ ~9~ cc r6i3 v ~1,' .,,-t'..lo b. d. For any vertically integrated residential project, not more than ten percent (10%) of the required arkin 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.