PZ - Staff Report
Page 1
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
DATE: 11/1/2018
TO: Planning & Zoning Commission
FROM: Sonya Allen, Associate Planner
208-884-5533
Bruce Freckleton, Development Services
Manager
208-887-2211
SUBJECT: H-2018-0110
Sulamita Church
PROPERTY LOCATION:
4973 W. Cherry Ln.
(Southwest corner of N. Black Cat Rd.
and W. Cherry Ln.)
I. PROJECT DESCRIPTION
A conditional use permit is requested for a 28,457 square foot church on 8.49 acres of land in the R-8
zoning district as required by UDC Table 11-2A-2.
The proposed church facility will consist of an administrative office, centralized foyer and main
worship space, nursery room, meeting rooms, and fellowship gathering room; an unfinished
gymnasium, kitchen and meeting room are also proposed to be finished at a later date.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 8.49
Future Land Use Designation MDR
Existing Land Use Vacant (formerly SFR – 1 home that still exists on site)
Proposed Land Use(s) Church
Current Zoning R-8
Proposed Zoning NA
Phasing plan (# of phases) 1
Physical Features (waterways,
hazards, flood plain, hillside)
Ten Mile Creek runs along south boundary
Neighborhood meeting date; # of
attendees:
9/10/18; 3 people attended
History (previous approvals) AZ-14-014 (DA #2015-023708); CUP-14-019
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B. Community Metrics
Description Details Page
Ada County Highway District
Staff report (yes/no) No
Requires ACHD
Commission Action
(yes/no)
No
Access (Arterial/Collectors/State
Hwy/Local)(Existing and Proposed)
1 existing access via N. Black Cat Rd. (arterial);
1 access proposed via N. Black Cat Rd., (arterial), and 1
access proposed via W. Cherry Ln. (arterial)
Traffic Level of Service NA
Stub Street/Interconnectivity/Cross
Access
No stub street exist to this site and no public streets are
proposed; a cross-access easement should be provided to the
property to the west (#S1209110307)for access via Cherry Ln.
Existing Road Network None
Existing Arterial Sidewalks /
Buffers
None
Proposed Road Improvements None
Fire Service
Distance to Fire
Station
1.6 miles
Fire Response Time 3 minutes (LOS expectation = 5 minutes)
Resource Reliability 80% (expectation should be 85% or greater)
Risk Identification 4 (1=residential, 2=residential with hazards, 3=commercial,
4=commercial with hazards, 5=industrial)
Accessibility Project will meet all required road widths & turnarounds
Special/resource
needs
Aerial device required;
Closest truck company is 10 minutes travel time (under ideal
conditions) to the site – FD can meet this need in the required
timeframe if a truck company is required.
Large grouping of people in one location
In the event of a fire or other event, additional units will need
to be brought in, which will require additional time delays as
they are not available within the City.
Water Supply 2,250 gal./minute for 2 hours (approx.)
Police Service No comment
West Ada School District No comments received
COMPASS (Communities in
Motion 2040)
No comments received
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C. Project Area Maps
Future Land Use Map
Aerial Map
Zoning Map
Planned Development Map
III. APPLICANT INFORMATION
A. Applicant
Matthew Garner
224 16th Ave. South
Nampa, ID 83651
B. Owner:
Sulamita Church
1021 N.W. 8th St.
Meridian, ID 83642
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C. Representative:
Same as Applicant
IV. NOTICING
A. Newspaper notification published on: 10/12/2018
B. Radius notice mailed to properties within 300 feet on: 10/9/2018
C. Applicant posted notice on site on: 9/29/2018
D. Nextdoor posting: 10/9/2018
V. STAFF ANALYSIS
A. Comprehensive Plan Policies:
“Permit schools, churches, and other public and civic uses in rural areas, that are compatible
with adjacent uses.” (3.05.02E)
“Require appropriate landscaping and buffers along transportation corridor (setback,
vegetation, low walls, berms, etc.) (3.06.02F)
“Limit canal tiling and piping of ditches, creeks, and drains where public safety issues are not
of concern.” (5.01.01D)
“Improve and protect creeks (Five Mile, Eight Mile, Nine Mile, Ten Mile, South Slough, and
Jackson and Evans drainages) throughout commercial, industrial and residential areas.”
(5.01.01E)
“Coordinate with irrigation districts to implement the proposed pathway network along
irrigation canals, ditches, creeks, and easements.” (6.02.02C)
“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)
“Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City.” (3.01.01F)
B. Existing Structures/Site Improvements:
There is an existing (vacant) residential dwelling and accessory structures on the site. The
applicant requests approval to use the existing dwelling as a job shack and remove it and the
accessory structures prior to issuance of Certificate of Occupancy. Staff is amenable to the
Applicant’s request.
C. Dimensional Standards:
See UDC Table 11-2A-6 (http://www.sterlingcodifiers.com/codebook/index.php?book_id=306)
D. Specific Use Standards:
UDC 11-4-3-6: Church or Place of Religious Worship
Schools, child daycare services, meeting facilities for clubs and organizations, and other similar
uses not operated primarily for the purpose of religious instruction, worship, government of the
church, or the fellowship of its congregation may be permitted to the extent the activity is
otherwise permitted in the district.
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E. Access:
One (1) access is proposed via N. Black Cat Rd. and one (1) access is proposed via W. Cherry
Ln. at the west boundary of the site in accord with the concept site plan included in the
Development Agreement.
The access via Black Cat should align with W. Thorn Creek St. across the street to the east
as required by ACHD; the existing driveway via Black Cat should be removed upon
construction of the new driveway.
The Development Agreement requires a cross-access easement to be recorded granting
access to the property to the west (#S1209110307, currently under the same ownership) to
the driveway access via Cherry Ln.; the easement is required to be submitted with the
Certificate of Zoning Compliance application.
F. Parking:
Per UDC Table 11-3C-6B.1, a minimum of 57 off-street parking spaces are required to be
provided; a total of 191 spaces are proposed. Parking spaces and associated drive-aisles are
required to comply with the dimensional standards listed in UDC Table 11-3C-5.
G. Sidewalks/Parkways:
Minimum 5-foot wide detached sidewalks are required along the entire frontage of the site
adjacent to N. Black Cat Rd. and W. Cherry Ln., both arterial streets, in accord with UDC 11-
3A-17C.
H. Pathways:
The Pathways Master Plan depicts a segment of the City’s multi-use pathway system on this
site along the north side of the Ten Mile Creek; therefore, a 10-foot wide pathway is
required to be constructed along the entire southern boundary of the site and a 14-foot wide
public pedestrian easement is required to be recorded for the pathway.
I. Landscaping
A 25-foot wide street buffer is required along the entire frontage of W. Cherry Ln. and N. Black
Cat Rd., both arterial streets, as set forth in UDC Table 11-2A-6, landscaped per the standards
listed in UDC 11-3B-7C.
J. Waterways:
The Ten Mile Creek runs along the southern boundary on this site and is required to be protected
during development and left open and not be piped.
K. Fencing:
No fencing is proposed.
Per UDC 11-3A-6C, fencing along natural waterways shall not prevent access to the waterway. In
limited circumstances and in the interest of public safety, larger open water systems may require
fencing. Although all waterways can present a public safety hazard, Staff is of the opinion the
Ten Mile Creek is not a large facility and should not be required to be fenced.
L. Utilities:
Street lighting is required to be installed within and adjacent to the development in accord with
the City’s adopted standards, specifications and ordinances. All development is required to
connect to the City water and sewer system unless otherwise approved by the City Engineer in
accord with UDC 11-3A-21.
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VI. DECISION
A. Staff:
Staff recommends approval of the requested CUP with the conditions in Section VIII.
VII. EXHIBITS
A. Site Plan
Page 7
B. Landscape Plan
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C. Building Elevations
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VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. Planning Division
1. A recorded cross-access easement shall be submitted with the Certificate of Zoning
Compliance application granting access to the property to the west (#S1209110307,
currently under the same ownership) to the driveway access via Cherry Ln. as set forth in
the Development Agreement.
2. All existing structures on the site shall be removed prior to issuance of Certificate of
Occupancy for the church. Until such time, the existing structure may be used as a job
shack during construction of the church.
3. The site and landscape plans included in Exhibits A & B shall be revised as follows (as
applicable):
a. Align the access via Black Cat Rd. with W. Thorn Creek St. across the street to the
east as required by ACHD; the existing driveway via Black Cat shall be removed
upon construction of the new driveway.
b. Parking spaces and associated drive-aisles are required to comply with the
dimensional standards listed in UDC Table 11-3C-5.
c. Minimum 5-foot wide detached sidewalks are required along the entire frontage of
the site adjacent to N. Black Cat Rd. and W. Cherry Ln., in accord with UDC 11-3A-
17C.
d. Depict a minimum 5-foot wide pedestrian walkway from the perimeter sidewalk
along W. Cherry Ln. and N. Black Cat Rd. to the main building entrance in accord
with the standards listed in UDC 11-3A-19B.4.
e. Depict a 10-foot wide multi-use pathway along the north side of the Ten Mile Creek
in accord with the Pathways Master Plan; and landscaping adjacent to the pathway in
accord with the standards listed in UDC 11-3B-12C.
Note: The Development Agreement requires the site to develop in substantial compliance
with the site plan, landscape plan and elevations included in the agreement. Therefore,
Staff does not recommend the site design is reconfigured to comply with UDC 11-3A-
19B.2.
4. Submit a 14-foot wide public pedestrian easement to the Planning Division for the multi-
use pathway as set forth in the Pathways Master Plan with the Certificate of Zoning
Compliance application.
5. Prior to any development occurring on the site within the Overlay District, a floodplain
permit application, including hydraulic and hydrologic analysis is required to be
completed and submitted to the City and approved by the Floodplain Administrator per
MCC 10-6.
6. The applicant shall comply with the specific use standards listed in UDC 11-4-3-6,
Church or Place of Religious Worship.
7. All fencing constructed on the site shall be consistent with the standards as set forth in
UDC 11-3A-7 and 11-3A-6B. Any existing barbed wire fencing on the site is
prohibited and shall be removed.
8. The future structure and site design shall comply with the design standards listed in UDC
11-3A-19 and the Architectural Standards Manual.
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B. Public Works
Site Specific Conditions of Approval
1. The applicant shall be responsible for the construction of water and sewer mains from
their current points of connection to and through the proposed development, this may
entail looping a water main through the site from W. Cherry Lane to N. Black Cat Road.
Determination of this requirement will be made by means of computer modeling during
the review of the civil design plans submitted as part of the building package.
2. A portion of this project lies within the Meridian Floodplain Overlay District. Prior to
any development occurring in the Overlay District a floodplain permit application,
including hydraulic and hydrologic analysis is required to be completed and submitted to
the City and approved by the Floodplain Administrator per MCC 10-6.
General Conditions of Approval
3. Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to
provide service outside of a public right-of-way. Minimum cover over sewer mains is
three feet, if cover from top of pipe to sub-grade is less than three feet than alternate
materials shall be used in conformance of City of Meridian Public Works Departments
Standard Specifications.
4. Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and
water mains to and through this development. Applicant may be eligible for a
reimbursement agreement for infrastructure enhancement per MCC 8-6-5.
5. The applicant shall provide easement(s) for all public water/sewer mains outside of
public right of way (include all water services and hydrants). The easement widths shall
be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be
dedicated via the plat, but rather dedicated outside the plat process using the City of
Meridian’s standard forms. The easement shall be graphically depicted on the plat for
reference purposes. Submit an executed easement (on the form available from Public
Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor,
which must include the area of the easement (marked EXHIBIT A) and an 81/2” x 11”
map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be
sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a
note to the plat referencing this document. All easements must be submitted, reviewed,
and approved prior to development plan approval.
6. The City of Meridian requires that pressurized irrigation systems be supplied by a year-
round source of water (MCC 12-13-8.3). The applicant should be required to use any
existing surface or well water for the primary source. If a surface or well source is not
available, a single-point connection to the culinary water system shall be required. If a
single-point connection is utilized, the developer will be responsible for the payment of
assessments for the common areas prior to prior to receiving development plan approval.
7. All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways,
intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall
be tiled per UDC 11-3A-6. In performing such work, the applicant shall comply with
Idaho Code 42-1207 and any other applicable law or regulation.
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8. Any existing domestic well system within this project shall be removed from domestic
service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian
Engineering Department at (208)898-5500 for inspections of disconnection of services.
Wells may be used for non-domestic purposes such as landscape irrigation if approved by
Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190.
9. Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment
procedures and inspections (208)375-5211.
10. The domestic water system shall be approved and activated, and at a minimum a
compacted gravel road base capable of supporting a fire truck shall be place prior to
applying for building permits.
11. All improvements related to public life, safety and health shall be completed prior to
occupancy of the structures.
12. Applicant shall be required to pay Public Works development plan review, and
construction inspection fees, as determined during the plan review process, prior to the
issuance of a plan approval letter.
13. It shall be the responsibility of the applicant to ensure that all development features
comply with the Americans with Disabilities Act and the Fair Housing Act.
14. Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
15. Developer shall coordinate mailbox locations with the Meridian Post Office.
16. All grading of the site shall be performed in conformance with MCC 11-12-3H.
17. Compaction test results shall be submitted to the Meridian Building Department for all
building pads receiving engineered backfill, where footing would sit atop fill material.
18. The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation
district or ACHD. The design engineer shall provide certification that the facilities have
been installed in accordance with the approved design plans. This certification will be
required before a certificate of occupancy is issued for any structures within the project.
19. At the completion of the project, the applicant shall be responsible to submit record
drawings per the City of Meridian AutoCAD standards. These record drawings must be
received and approved prior to the issuance of a certification of occupancy for any
structures within the project.
20. A street light plan will need to be included in the civil construction plans. Street light
plan requirements are listed in section 6-5 of the Improvement Standards for Street
Lighting. A copy of the standards can be found at
http://www.meridiancity.org/public_works.aspx?id=272.
21. The City of Meridian requires that the owner post to the City a warranty surety in the
amount of 20% of the total construction cost for all completed sewer, water and reuse
infrastructure for duration of two years. This surety will be verified by a line item cost
estimate provided by the owner to the City. The surety can be posted in the form of an
irrevocable letter of credit, cash deposit or bond. Applicant must file an application for
surety, which can be found on the Community Development Department website. Please
contact Land Development Service for more information at 887-2211.
C. Fire Department
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http://weblink.meridiancity.org/weblink8/0/doc/157210/Page1.aspx
D. Central District Health Department
http://weblink.meridiancity.org/WebLink8/DocView.aspx?id=156407
E. Department of Environmental Quality (DEQ)
http://weblink.meridiancity.org/weblink8/0/doc/156136/Page1.aspx
F. Nampa & Meridian Irrigation District (NMID)
http://weblink.meridiancity.org/weblink8/0/doc/156509/Page1.aspx
G. Idaho Transportation Department (ITD)
http://weblink.meridiancity.org/weblink8/0/doc/156915/Page1.aspx
H. Ada County Highway District (ACHD)
Comments have not yet been received from ACHD; the applicant shall comply with all
ACHD conditions of approval associated with this application.
9. FINDINGS
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 proposed 8.49 acre site is large enough to accommodate the proposed church and
meet all the dimensional standards and development regulations of the R-8 zoning district.
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 church will be harmonious with the Comprehensive Plan if the Applicant
complies with the conditions in Section VIII of this report.
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 proposed design, construction, operation and maintenance of the church will be
compatible with adjacent residential uses and the intended character of the area and will not
adversely affect the same.
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 church will not adversely affect other properties in the vicinity if the
Applicant complies with the conditions in Section VIII of this report.
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 church will be adequately served by the public facilities and services
noted.
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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 church will not create excessive 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.
Staff finds the proposed church use will not detrimentally affect any persons, property or the
general welfare by the excessive production of traffic or emissions generated from the site.
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 that exist on this site of major
importance that will be destroyed or damaged by the proposed development. The Commission
and Council should rely on any public testimony presented to determine this finding.