PZ - Staff Report
Page 1
HEARING
DATE:
March 5, 2020
Continued from: 2/20/2020
TO: Planning & Zoning Commission
FROM: Bill Parsons, Current Planning
Supervisor
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2019-0149
Handy Truck Line Silos
LOCATION: 630 E. King St.
(R5672030510)
I. PROJECT DESCRIPTION
Conditional Use Permit (CUP) for additional height exceeding 20% of the maximum height allowed (i.e.
50 feet) in the I-L zoning district for two (2) new 80-foot tall silos.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage .83
Future Land Use Designation Industrial
Existing Land Use(s) Industrial
Proposed Land Use(s) Industrial
Neighborhood meeting date; # of
attendees:
12/11/2019; 6 attendees
History (previous approvals) CZC-07-038 (addition to existing building); A-2016-0366
(CZC/DES – construction of a new building adjacent to the
railway, landscaping & parking improvements)
B. Community Metrics
Description Details Page
Ada County Highway District
Staff report (yes/no) Yes
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
Page 2
Description Details Page
Requires ACHD Commission
Action (yes/no)
No
Access (Arterial/Collectors/State
Hwy/Local)(Existing and Proposed)
One (1) access via E. King St., an industrial collector.
C. Project Area Maps
III. APPLICANT INFORMATION
A. Applicant:
Scott Hanks, Handy Truckline – PO Box 876, Burley ID, 83318
Future Land Use Map
Aerial Map
Zoning Map
Planned Development Map
Page 3
B. Owner:
Union Pacific Railroad – 1400 Douglas Street, Omaha NE, 68179
C. Representative:
Scott Hanks, Handy Truckline – 630 E King Street, Meridian ID, 83642
IV. NOTICING
Planning & Zoning
Posting Date
City Council
Posting Date
Newspaper notification
published 1/31/2020
Radius notification mailed to
property owners within 300 feet 1/28/2020
Public hearing notice sign posted
on site 2/11/2020
Nextdoor posting 1/28/2020
V. COMPREHENSIVE PLAN ANALYSIS (Comprehensive Plan)
(Note: This project was submitted prior to the new Comprehensive Plan being adopted; therefore, this
project is being evaluated under the previous Plan.)
The Future Land Use Map (FLUM) contained in the Comprehensive Plan designates this property as
Industrial.
The purpose of the Industrial designation is to provide a range of industrial uses to support industrial and
commercial activities and to develop areas with sufficient urban services. Light industrial uses may include
warehouse, storage units, light manufacturing, and incidental retail and office uses. Heavy industrial uses
may include processing, manufacturing, warehouses, storage units, and industrial support activities. In all
cases, screening, landscaping, and adequate access should be provided.
The following Comprehensive Plan Policies are applicable to this development:
“Encourage industrial development to locate adjacent to existing industrial uses.” (3.06.01C)
The subject industrial property is surrounded by other industrial uses and abuts the Union Pacific
Railroad (UPRR) line along the northern boundary of the site.
“Coordinate with COMPASS, UPRR, ACHD, VRT, and private property owners to ensure land
uses that are compatible and will integrate with freight movement and a future rail corridor transit
system.” (3.05.01B)
The proposed storage silos are compatible with existing silos on this property and adjacent
industrial uses. ACHD submitted comments on this application stating they had no conditions of
approval, traffic impact fees or inspections required. The Applicant held a neighborhood meeting
prior to application submittal to discuss the proposed use with adjacent land owners. UPRR has
approved the proposed construction and granted a lease of their right-of-way to the Applicant for
the proposed use (see application information for details).
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VI. STAFF ANALYSIS
CONDITIONAL USE PERMIT (CUP)
A CUP is proposed for additional height exceeding 20% of the maximum height allowed (i.e. 50 feet)
in the I-L zoning district for two (2) new 80-foot tall silos.
Proposed Use Analysis:
The proposed silos are for the storage of powder cement for the associated freight/truck terminal,
warehousing and shipping business, Handy Truck Line. They are to be located on each end of the
existing 80’ tall silos as shown on the site plan in Section VIII.A. The material to be stored in the silos
will be delivered by rail and distributed by truck.
Existing Structures/Site Improvements:
There are six (6) existing silos within the UPRR right-of-way adjacent to this site that were
constructed in 1996; the four (4) closest to the railroad tracks are 75’ tall while the other two (2) just to
the south are 80’ tall. See site plan in Section VIII.A.
Dimensional Standards (UDC 11-2):
The proposed structures are subject to the dimensional standards listed in UDC 11-2C-3. The
maximum building height in the I-L zoning district is 50 feet. Additional height exceeding 20% of the
maximum height allowed for the district requires approval through a conditional use permit per UDC
11-2C-3A.2e.
Building Elevations (UDC 11-3A-19 | Architectural Standards Manual):
A photo of the existing storage silos is included in Section VIII.A; a plan for the proposed storage silos
is shown in Section VIII.B. Although the proposed structures at 80’ tall will be visible from a public
street and abutting property lines, they are located away from the street and public view and are
surrounded by industrial properties and the rail corridor. For these reasons and because Staff does not
feel it’s feasible for the structures to comply with the design standards listed in the Architectural
Standards Manual, Staff does not recommend Design Review is required for the proposed structures.
A Certificate of Zoning Compliance application is required to be submitted to the Planning
Division for the proposed structures and approved prior to application for building permits.
VII. DECISION
A. Staff:
Staff recommends approval of the proposed conditional use permit with the conditions in Section VIII
per the Findings in Section IX.
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VIII. EXHIBITS
A. Site Plan/Existing Elevations
Page 6
B. Proposed Elevation
IX. CITY/AGENCY COMMENTS & CONDITIONS
A. Planning
1. The height of the proposed silos shall not exceed 80 feet.
2. The color of the structure shall be consistent with associated structures on the site.
3. A Certificate of Zoning Compliance is required to be submitted to the Planning Division for the
proposed structures and approved prior to application for building permit(s) for the proposed
structures. Design Review is not required.
B. Meridian Fire Department
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=181298&dbid=0&repo=MeridianCity
C. Ada County Highway District (ACHD)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=181795&dbid=0&repo=MeridianCity
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D. Department of Environmental Quality
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=181374&dbid=0&repo=MeridianCity
E. Nampa & Meridian Irrigation District
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=182191&dbid=0&repo=MeridianCity
X. FINDINGS
A. Conditional Use Permit
The Commission shall base its determination on the conditional use permit request upon the following:
1. That the site is large enough to accommodate the proposed use and meet all the dimensional and
development regulations in the district in which the use is located.
Staff finds the railroad right-of-way where the silos are proposed is large enough to accommodate
the proposed use and meets all the dimensional and development regulations of the I-L zoning
district with approval of the subject conditional use permit.
2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord
with the requirements of this title.
Staff finds the proposed use is harmonious with the Comprehensive Plan and in accord with UDC
standards (see Section V for more information).
3. That the design, construction, operation and maintenance will be compatible with other uses in the
general neighborhood and with the existing or intended character of the general vicinity and that
such use will not adversely change the essential character of the same area.
Staff finds the design and construction of the proposed silos will be compatible with the same type
of structures already existing on the site and with the existing and intended character of the
Industrial area and will not negatively change the character of the area.
4. That the proposed use, if it complies with all conditions of the approval imposed, will not
adversely affect other property in the vicinity.
Staff finds the proposed use if constructed as proposed, will not adversely affect other properties
in the vicinity.
5. That the proposed use will be served adequately by essential public facilities and services such as
highways, streets, schools, parks, police and fire protection, drainage structures, refuse disposal,
water, and sewer.
Staff finds the proposed use is part of an existing site that is already being serviced by public
facilities and such services will continue to be provided.
6. That the proposed use will not create excessive additional costs for public facilities and services
and will not be detrimental to the economic welfare of the community.
Staff finds the proposed use should not create any additional costs for public facilities and services
and will not be detrimental to the economic welfare of the community.
7. That the proposed use will not involve activities or processes, materials, equipment and conditions
of operation that will be detrimental to any persons, property or the general welfare by reason of
excessive production of traffic, noise, smoke, fumes, glare or odors.
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Staff finds the proposed use will not be detrimental to any persons or property or affect the
general welfare by any of the means listed as the proposed use is actually less intense than many
uses located in this area.
8. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or
historic feature considered to be of major importance. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005)
Staff is unaware of any natural, scenic or historic features of major importance in this area;
however, finds the proposed use should not result in damage of any such features.