Middleton planning commission backs code change to restrict RV and mini-storage to industrial zones

The Middleton Planning and Zoning Commission on Monday unanimously recommended approval of a change to Middleton City Code 5-4-1 that narrows where mini self-storage, recreational vehicle and boat storage, and auto/vehicle storage may be established in the city.

The change, presented by city planning staff during a public hearing, would list “auto, RV and boat storage” as allowed only in M1 and M2 (industrial) zones and would rename and more narrowly define “mini self storage” so it is no longer allowed in mixed-use zones.

Planner (city staff) told commissioners that the existing use table could be read to permit RV or open vehicle storage in several commercial zones because the code did not separately identify RV storage. "A stands for allowed ... S stands for special use permits and then blank means it's strictly prohibited," the planner said, explaining how the omission had led to recent inquiries from prospective operators. The planner said the proposed amendment was intended to close that loophole.

The planner said the draft ordinance would strike the broad "storage" reference from the auto/repairs/sales line and add a separate line for "auto, RV and boat storage" limited to M1 and M2. The planner also said previous language referring to "mini warehouse storage" would be changed to the clearer term "mini self storage" and removed as an allowed use in mixed-use zones to protect residential components there.

Commissioners discussed trade-offs between protecting commercial corridors and allowing certain higher-end enclosed storage developments tied to housing projects. Commissioner Gibson and others noted some recent local developments include storage elements intended for residents (for example, storage condos tied to 55-plus or mixed developments), but several commissioners said open RV and bulk storage are more appropriately industrial uses and could harm the commercial character of C2 corridors.

Commissioners raised concerns about county zoning adjacent to Middleton, noting Canyon County’s more permissive rules have allowed storage projects near the city limits. The planner said notice and agency consultation had been completed and that, in the planner’s opinion, the amendment is consistent with the city’s comprehensive plan, specifically land-use goals cited by staff.

There were no public comments at the hearing. After discussion, Commissioner Woltermyk moved to recommend approval "based on findings and facts conclusions of law presented by the city," and Commissioner Gregory seconded. The motion passed unanimously; the public hearing was closed and the recommendation will be forwarded to the Middleton City Council for its consideration.

The commission’s action is a recommendation to the council, not a final change to the municipal code. The planner said staff will present the commission’s direction and the draft code changes to city council in an upcoming meeting and asked commissioners whether staff should include additional factual detail in the findings of fact and conclusions of law.

The commission also discussed holding future workshops with local engineers, planners and selectively chosen developers to refine density, design expectations and implementation details before city council consideration. The planner said staffing constraints make outside consulting difficult but that the planning office will bring the commission’s feedback to council and consider additional outreach as needed.

Votes at a glance: The commission recommended approval of the amendment to Middleton City Code 5-4-1 (Table 1) to (1) list "auto, RV and boat storage" as an allowed use only in M1 and M2 industrial zones, (2) remove storage from the auto/repairs/sales line, and (3) rename and confine mini self storage so it is not allowed in mixed-use zones. Motion by Commissioner Woltermyk; second by Commissioner Gregory. Tally: unanimous in favor.

Next steps: The recommendation will be forwarded to Middleton City Council; any final change to the city code will require council action.