Commission approves special‑use permit for 22,000 sq ft storage barn at 397 South Cemetery Road

The Middleton Planning & Zoning Commission on Nov. 10 approved a special‑use permit permitting a 22,000‑square‑foot storage barn on a roughly 5.82‑acre parcel at 397 South Cemetery Road owned by Ryan and Stephanie Wilkins.

Planner Miss Stewart explained the site is zoned AR (agricultural/rural), that city sewer and water are available in the vicinity, and that a portion of the parcel is in a floodplain which constrains placement. The Wilkins application seeks a 10‑foot side setback for the barn where the AR zone ordinarily requires a 30‑foot side setback under MCC 5‑4‑1 Table 2. Stewart described the special‑use criteria under Middleton City Code 1‑15‑7 and Idaho State Code as stated in the staff report, and said the proposal aligns with the comprehensive plan’s agriculture and economic development policies.

Applicant Stephanie Wilkins (397 South Cemetery Road) told the commission she and her husband closed in July and initially thought the parcel was in the county, which led them to expect a 10‑foot county setback; assessor records still showed county jurisdiction in some displays. "We thought we had a 10 foot setback," Wilkins said, and explained the building will store hay, house farm equipment and include an indoor riding/exercise area for her horses; she said a business use is a long‑term possibility but not immediate. She also said siting options are limited because the east side of the lot is in a floodplain and moving the building down the lot would trigger costly flood insurance requirements.

A nearby resident, Kelly Vance (405 Whippen Lane), spoke in support of the siting and asked whether a 10‑foot placement would constrain future neighboring buildings; staff clarified setbacks are measured from the property line and future approvals would be addressed by the appropriate reviewing body at that time.

Commissioners discussed services and comp‑plan harmony and said the agricultural setting and the city's prior sale of a portion of the property to its recycled wastewater project made the proposed storage barn compatible with surrounding uses. Chair Matthew Watkins moved to approve the special‑use permit authorizing a 10‑foot side setback for the 22,000‑sq‑ft barn pursuant to MCC 5‑4‑1 Table 2; the motion was seconded and adopted by unanimous voice vote. The public hearing closed at 6:02 p.m.

Next steps: the commission's approval is a final order; staff will include the specific factual and legal findings in the written order on which the decision is based.