Hickory Warehouse Narrative V1Cushing
Terrell
Letter of Explanation
Planning and Development Services
City of Meridian
33 E. Broadway Avenue, Ste. 102
Meridian, Idaho 83642
Re: Hickory Warehouse Conditional Use Permit —1135 N. Hickory Ave.
Planning and Zoning Review staff,
May 27, 2022
Cushing Terrell is pleased to submit this letter of explanation in support for the Hickory Warehouse and
all accompanying Tenant Improvements to allow all uses permittable by Meridian, Idaho Code of
Ordinances in I-L district, as well as the use of exterior mechanical equipment, shipping and/or
delivery, or other outdoor activities adjacent to residential zoning districts through a Conditional Use
Permit.
The original 207,000 square feet core and shell was approved under DES, CZC — A-2020-0165 and is
planned to be separated into 5 Tenant Improvement spaces that range from approximately 50,000
square feet, 30,000 square feet, and 20,000 square feet. On the south end of the building, K1 Speed,
an indoor go-cart tenant improvement has been approved through CUP #H-2021-0077. Currently on
the north end of the building (30,000 square feet) a commercial cabinet shop tenant improvement was
approved through Permit #C-TI-2021-0094, which included the installation of an exterior
mechanical/dust collector. The remainder of the building will be leased to industrial type tenants.
This property has been zoned I-L for decades and the current surrounding uses support this type of
industrial use. Industrial uses are to the north, office to the east and south, and residential to the west.
The building is also constructed with concrete insulated tilt up panels and all windows face office uses.
The city has raised concerns about the potential noise coming from the existing exterior mechanical
unit on the west side of the building. A decibel reading of 62 db at the west property line with the
equipment running at full capacity. Please note, normal conversation decibel levels are 60 db. Because
the existing unit is not causing significant increase in noise to the area, no additional sound mitigation
efforts are proposed at this time. The business hours are between 7:OOam and S:OOpm Monday
through Sunday.
It is acknowledged that this Conditional Use Permit is being submitted at the City of Meridian's
request. The fagade that faces the residential use is separated by approximately 150 feet of space and
none of the openings will create noise to the neighboring tenants. The City of Meridian does want
growth of industrial space, which the landlord of this building is helping in achieving by constructing
this building.
cushingterrell.com
Per the I-L Zone parking is required at 1 stall per 2,000 square feet. K1 Speed tenant improvement CUP
suggested that we use the commercial zoning requirements, 1 stall per 500 square feet, which provides
a 100 stalls for K1 Speed. Per the original CZC package and current site layout we have a total of 235
parking stalls. This leaves the remainder of the building with 1 parking stall per 1,200 square feet,
which is still almost double of what is required in the I-L Zone. We feel that the site and parking is
adequate for the remaining uses of the building.
Per City of Meridian requirements, a neighborhood meeting was held on May 3, 2022, and no
neighbors attended the meeting. The meeting notice was sent out per the City's requirements and all
addresses were given to Cushing Terrell through the City of Meridian's neighborhood meeting process
requirements.
Cushing Terrell and HOT2, LLLP look forward to working with the City of Meridian and getting the
Conditional Use Permit approved.
Sincerely,
Joshua Hersel, NCARB
Architect I Associate
cushingterrell.com