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PZ - Staff Report Page 1 STAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT DATE: October 18, 2018 TO: Planning and Zoning Commission FROM: Stephanie Leonard, Associate Planner 208-884-5533 SUBJECT: H-2018-0108 The Goddard School PROPERTY LOCATION: 2009 S. Wells Ave. South side of E. Overland Rd., midway between S. Locust Grove Rd. & S. Eagle Rd., in the NE ¼ of Section 20, Township 3N, Range 1E. I. PROJECT DESCRIPTION Conditional use permit for a daycare center for up to 160 children on 1.131 acres in the C-G zoning district. II. SUMMARY OF REPORT A. Project Summary Details Page Acreage 1.131 Future Land Use Designation MU-R Existing Land Use Vacant Proposed Land Use(s) Daycare Center Current Zoning C-G Proposed Zoning C-G Physical Features (waterways, hazards, flood plain, hillside) None History (previous approvals) AZ-06-021; PP-06-019 B. Community Metrics Details Page ACHD report (yes/no)  Requires ACHD Commission Action (yes/no) No Access (Arterial/Collectors/State Local street access only 4 Page 2 Details Page Hwy/Local)(Existing and Proposed) Distance to nearest City Park (+ size) 380 feet from Gordon Harris Park (11 acres) Distance to Schools (elem, ms, hs)  Capacity of schools  # of students enrolled 600 ft. to Mountain View High School Less than 1 mile (4,700 ft.) to Siena Elementary School C. Project Area Maps Future Land Use Map Aerial Map Zoning Map Planned Development Map III. APPLICANT INFORMATION A. Applicant/Owner: Richard Antl Page 3 B. Representative: Jon Chatfield, Chatfield Architecture IV. NOTICING A. Newspaper notification published on: September 28, 2018 B. Radius notice mailed to properties within 300 feet on: September 21, 2018 C. Applicant posted notice on site on: October 6, 2018 D. Next door posting: September 25, 2018 E. Neighbor meeting date and # of attendees: September 7, 2018; 2 attendees (applicants) V. STAFF ANALYSIS The applicant requests a conditional use permit to operate a daycare center for up to 160 children, ages 6 weeks to 6 years old, in the C-G zoning district as required by UDC Table 11-2B-2. A conditional use permit is required for a daycare center for 12 or more children, subject to specific use standards listed below. The Comprehensive Plan Future Land Use Map (FLUM) designates this site as Mixed Use Regional (MU-R). The purpose of MU-R designated areas is to provide a mix of employment, retail and residential dwellings and public uses near major arterial intersections. This daycare will be within walking distance of a large number of multi-family and single family residences, a mix of employment in the surrounding area, will provide a needed service to surrounding residences and will add to the diversity of the area. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use:  “Provide a walkable community through good design” (2.01.01A)  “Plan for and encourage services like health care, daycare, grocery stores and recreational areas to be built within walking and biking distance of residential dwellings.” (2.01.01C)  “Require all commercial and industrial businesses to install and maintain landscaping.” (2.01.03B)  “Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system” (3.03.03B)  “Reduce the number of existing access points onto arterial streets by using methods such as cross- access agreements, access management, and frontage / backage roads.” (3.03.02N)  “Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D)  “Require pedestrian access in all new development to link subdivisions together and promote neighborhood connectivity.” (3.07.02C)  “Implement the City’s Pathways Master Plan.” (5.03.01A) Specific Use Standards: The proposed use is subject to the specific use standards listed in UDC 11-4-3-9, Daycare Facility. A. General standards for all child daycare and adult care uses, including the classifications of daycare center; daycare, family; and daycare, group: 1. In determining the type of daycare facility, the total number of children at the facility at one time is the determining factor. The applicant proposes to care for up to 160 children at any one time and therefore is classified as a daycare center. Page 4 2. On site vehicle pick up, parking and turnaround areas shall be provided to ensure safe discharge and pick up of clients. A specific drop-off area has not been proposed, however the proposed facility will have 35 parking spots and a two-way 26’ wide drive aisle to provide for a safe discharge and pick-up area for children. 3. The decision making body shall specify the maximum number of allowable clients and hours of operation as conditions of approval. The applicant is requesting to care for approximately 160 children at any one time. The proposed hours of operation are from 6:00 am to 6:00 pm. However, the specific use standards allow the facility to operate between the hours of 6:00 am to 11:00 pm, unless otherwise restricted by the Commission. 4. The applicant or owner shall provide proof of criminal background checks and fire inspection certificates as required by title 39, chapter 11, Idaho Code. Said proof shall be provided prior to issuance of certificate of occupancy. The applicant or owner shall comply with all State of Idaho and Department of Health and Welfare requirements for daycare facilities. The applicant shall submit a copy of a background check and complete an inspection with the Fire Department prior to daycare operation. 5. In residential districts or uses adjoining an adjacent residence, the hours of operation shall be between six o'clock (6:00) A.M. and eleven o'clock (11:00) P.M. This standard may be modified through approval of a conditional use permit. The applicant only proposes to operate the facility between the hours of 6:00 am and 6:00 pm; at no time should the hours extend beyond 6:00 am to 11:00 pm. 6. Prior to submittal of an application for an accessory daycare facility in a residential district, the applicant or owner shall hold a neighborhood meeting in accord with subsection 11-5A-4B of this title. Notice of the neighborhood meeting shall be provided to all property owners of record within one hundred feet (100') of the exterior boundary of the subject property. This standard is not applicable to this application. The applicant shall not exceed the maximum number of clients as stated in the approved permit or as stated in this title, whichever is more restrictive. The applicant requests to care for up to 160 children, unless otherwise restricted by Commission. B. Additional standards for daycare facilities that serve children: 1. All outdoor play areas shall be completely enclosed by minimum six foot (6') non-scalable fences to secure against exit/entry by small children and to screen abutting properties. The applicant is proposing to enclose the play areas in the north and south yards with a six-foot non-scalable metal tubular/wrought iron fence. Access: Two points of access are proposed for the site. The north driveway is to be accessed via a common drive aisle shared with the property owner to the north. The driveway to the south is proposed to be accessed from E. Goldstone St. Access points will provide for effective site circulation and will alleviate direct access onto S. Wells Ave. Per the recorded plat a cross-access/egress easement has been provided to the driveway abutting the property to the north in accord with UDC 11-3A-3A.2, which requires cross-access easements to be granted to adjacent properties when access via a local street isn’t available; and Comprehensive Plan action item #3.06.02D, “Restrict private curb cuts and access points on collectors and arterial streets.” Page 5 Parking: Off-street parking is required to be provided for the proposed use in accord with the standards listed in UDC 11-3C-6B. Based on the proposed square footage of the structure (i.e. 10,000 square feet), a minimum of 20 parking spaces are required; a total of 35 spaces are proposed in excess of UDC standards. Bicycle parking is required to be provided on the site per UDC 11-3C-6G in accord with the standards listed in UDC 11-3C-5C. Landscaping: Street buffer landscaping was installed with the subdivision along S. Wells Ave. and E. Goldstone St. on this site in accord with the standards listed in UDC 11-3B-7C and in accord with Comprehensive Plan action item #2.01.03B, “Require all commercial and industrial businesses to install and maintain landscaping.” Internal parking lot landscaping is required to be installed in accord with the standards listed in UDC 11-3B-8C and Comprehensive Plan action item #2.01.04B, “Require all new and reconstructed parking lots to provide landscaping in internal islands and along streets, and to positively influence the physical and visual environment through screening, paving materials, and other landscape techniques.” Site Plan: Staff has reviewed the submitted site plan dated August 27, 2018. The following changes shall be required prior to submittal of the certificate of zoning compliance (CZC) application: 1. There is an existing sidewalk along the south and east boundaries of the site in accord with UDC 11- 3A-17. A minimum 5-foot wide pedestrian walkway is required to be provided from the perimeter sidewalk to the main building entrance; internal pedestrian walkways shall be distinguished from the vehicular driving surface through the use of pavers, colored or scored concrete, or bricks as set forth in UDC 11-3A-19B.4. 2. The applicant shall extend and improve the shared street to the north of the site with curbing and asphalt, per UDC 11-3A-19B-2 and in accord with Comprehensive Plan action item #2.01.02A, “Implement community design ordinances, and complete streets policies.” 3. There is an existing City of Meridian water easement located in the southwest part of the site. Staff has confirmed this easement contains no infrastructure. In discussions with the applicant, it is their intention to use this part of the site as additional play area. If this easement is not necessary as part of this project, staff recommends that the applicant vacate the easement per UDC table 11-5A-2, prior to issuance of certificate of occupancy. Multi-use Pathway: A ten-foot multi-use pathway was provided with the construction of the subdivision in accord with Comprehensive Plan action items #3.03.03B, “Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system” and #5.03.01A, “Implement the City’s Pathways Master Plan.” The multi-use pathway will support a needed service in close proximity to residences, businesses and services, in accord with Comprehensive Plan action items #2.01.01A, “Provide a walkable community through good design” and #2.01.01C, “Plan for and encourage services like health care, daycare, grocery stores and recreational areas to be built within walking and biking distance of residential dwellings.” Trash Enclosure: A trash enclosure is depicted on the site plan on the north side of the parking lot. The applicant shall coordinate with Republic Services on the design and location of the enclosure. A detail of the enclosure shall be submitted with the Certificate of Zoning Compliance application. Building Elevations: The applicant has submitted conceptual elevations of the proposed building included in Exhibit VII.D. Building materials consist of stucco and brick with standing metal seam awnings. The final design of the structure is required to comply with the design standards listed in the Architectural Standards Manual. Certificate of Zoning Compliance (CZC) and Design Review (DES): A CZC and DES application is required to be submitted and approved prior to application for building permits. The applicant must comply with the design standards listed in UDC 11-3A-19 and in the Architectural Standards Manual. Page 6 In summary, staff finds the proposed project complies with the applicable policies of the Comprehensive Plan and is conditioned to comply with the applicable development standards in the UDC. Based on the aforementioned analysis, staff recommends approval of the subject CUP application. VI. DECISION Staff recommends approval of the proposed conditional use permit application in accord with the Findings in Section IX per the provisions in Section VIII. Page 7 VII. EXHIBITS A. Site Plan (Dated: August 27, 2018) Page 8 B. Landscape Plan (Dated: September 5, 2018) Page 9 C. Floor Plan (Dated: September 12, 2018) Page 10 D. Elevations (Dated: September 12, 2018) Page 11 VIII. CITY/AGENCY COMMENTS & CONDITIONS 1. PLANNING DIVISION 1. The applicant shall comply with all conditions of previous approvals (AZ-06-021, Development Agreement Instrument No. 106141056; and PP-06-019). 2. The applicant shall comply with the Specific Use Standards listed in UDC 11-4-3-9, Daycare Facility. 3. The site plan, included in Exhibit VII.A, dated August 27, 2018 shall be revised as follows: a. Depict a minimum 5-foot wide pedestrian walkway from the perimeter sidewalk to the main building entrance; internal pedestrian walkways shall be distinguished from the vehicular driving surface through the use of pavers, colored or scored concrete, or bricks as set forth in UDC 11-3A-19B.4. b. Depict a bicycle rack on the site in accord with the standards listed in UDC 11-3C-5C. c. The applicant shall extend and improve the shared street to the north of the site with curbing and asphalt in accord with UDC 11-3A-19B-2. 4. The landscape plan included in Exhibit VII.B, dated September 5, 2018, shall be revised as follows: a. Depict a minimum 5-foot wide pedestrian walkway from the perimeter sidewalk to the main building entrance; internal pedestrian walkways shall be distinguished from the vehicular driving surface through the use of pavers, colored or scored concrete, or bricks as set forth in UDC 11-3A-19B.4. b. Planter size of interior parking lot landscaping shall comply with UDC 11-3B-8C-2a. 5. Development of this site shall substantially comply with the site plan, landscape plan and building elevations included in Exhibit VII and the conditions of approval in this report. 6. The applicant is required to submit a Certificate of Zoning Compliance (CZC) and Administrative Design Review (DES) application to the Planning Division for approval of the proposed use and final site layout and building designs prior to submittal of a building permit application. 7. The proposed site layout and structures are required to comply with the design standards listed in UDC 11-3A-19 and the guidelines contained in the Architectural Standards Manual (ASM). 8. Staff’s failure to cite specific ordinance provisions or terms of the approved conditional use does not relieve the applicant of responsibility for compliance. 9. The applicant shall have a maximum of two (2) years to commence the daycare use as permitted in accord with the conditions of approval listed above. If the use has not begun within two (2) years of approval, a new conditional use permit must be obtained prior to operation or a time extension must be requested in accord with UDC 11-5B-6F. 10. The applicant shall complete all required improvements prior to issuance of a Certificate of Occupancy. It is unlawful to use or occupy any building or structure until the Building Official has issued a Certificate of Occupancy. 11. The applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-11. 12. All signage for the property is subject to the standards set forth in UDC 11-3D. Page 12 2. PUBLIC WORKS 1. The site plan submitted for this project shows an existing water service within an easement in the southwest part of the site. If this service is not intended to be used, the applicant shall be required to abandon the service back to the mainline in E. Goldstone Street per Meridian Public Works Department Standards. As part of the abandonment, the easement will need to be released by the City. 3. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ) http://weblink.meridiancity.org/weblink8/0/doc/155931/Page1.aspx 4. IDAHO TRANSPORTATION DEPARTMENT (ITD) http://weblink.meridiancity.org/weblink8/0/doc/156161/Page1.aspx 5. CENTRAL DISTRICT HEALTH DEPARTMENT (CDHD) http://weblink.meridiancity.org/weblink8/0/doc/155578/Page1.aspx Page 13 IX. FINDINGS 1. CONDITIONAL USE PERMIT FINDINGS: In consideration of a conditional use permit, the decision-making body shall make the following findings: a. 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 that the subject property is large enough to accommodate the proposed daycare center use and development regulations of the C-G district (see Analysis Section VII, VIII & IX for more information). b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. Staff finds that the proposed use is consistent and harmonious with the UDC and Comprehensive Plan Future Land Use Map designation of MU-R for this site. c. 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 that if the applicant complies with the conditions outlined in this report, the proposed use of the property should be compatible with other uses in the general neighborhood and with the existing and intended character of the area. d. 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 that if the applicant complies with the conditions outlined in this repor t, the proposed use will not adversely affect other properties in the area. e. 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 that the proposed use will be served adequately by all of the public facilities and services as applicable. f. 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. If approved, the applicant will be financing any improvements required for development. Staff finds there will not be excessive additional requirements at public cost and that the proposed use will not be detrimental to the community’s economic welfare. g. 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. Staff finds the proposed use will generate additional traffic in the area but should not involve activities that will be detrimental to any persons, property or the general welfare of the area. Page 14 h. 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. Staff finds that there should not be any health, safety or environmental problems associated with the proposed use. Further, staff finds that the proposed use will not result in the destruction, loss or damage of any natural, scenic or historic feature of major importance.