PZ - Staff ReportSTAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
HEARI
NG 2/21/2019
DATE:
TO: Planning & Zoning Commission
FROM: Stephanie Leonard, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2019-0007
Harvest Church Preschool
LOCATION: 831 N. Main St., in the NW 1/4 of Section
7, Township 3N., Range 1 E.
I. PROJECT DESCRIPTION
A conditional use permit for a daycare center for up to 60 children ranging in age from 3-5 years old
in an existing church building on 0.83 acres of land in the O -T zoning district as required by UDC
Table 11-2D-2.
II. SUMMARY OF REPORT
A. Project Summary
Acreage
Future Land Use Designation
Existing Land Use
Proposed Land Use(s)
Current Zoning
Neighborhood meeting date; # of
attendees:
History (previous approvals)
B. Community Metrics
Details
0.83
Old Town
Church and group daycare (up to 12 children)
Church and daycare center (12+ children)
O -T
December 18, 2018; no attendees
CZC-10-028, DES -10-021; A-2018-0333
Description I Details Page
Ada Countv Hiehwav District
Staff report (yes/no)
Requires ACHD
Commission Action
Page 1
Description Details Page
Access (Arterial/Collectors/State Access via N. Main St. Ave (Arterial) and E. Pine Ave.
Hwy/Local)(Existing and Proposed) (Arterial)
Traffic Level of Service
Fire Service
Accessibility Concerns with parking and ensuring that drive aisles are not
blocked during church services.
Other Resources
Police Service No Comment
West Ada School District
Distance (elem, ms, hs)
Capacity of Schools
# of Students Enrolled
Wastewater
Distance to Sewer Services
0'
Sewer Shed
Five Mile
Estimated Project Sewer
See application
ERU's
WRRF Declining Balance
13.52 MGD
Project Consistent with
Yes
WW Master Plan/Facility
Plan
Water
Distance to Water Services
0'
Pressure Zone
3
Estimated Project Water
See application
ERU's
Water Quality Concerns
No concerns
Project Consistent with
Yes
Water Master Plan
No new water main proposed; no concerns
Page 2
C. Project Area Maps
Future Land Use Map
Zoning Map
O R-15 R-151
lll� Q -a R-40
C -C iR 15
R -g R-15 R Be 0
�rF-4-T
I�L-0 ,� L-0 L -1
L-0 R -S R-15 R -S
R-15 0-T 0-T
` OT'
I -L C.
�el
R-40 R-15
0-T R -S R-40
T R-15 0 0
III. APPLICANT INFORMATION
A. Applicant/Owner:
Church of the Harvest
831 N. Main Street
Meridian, Idaho 83642
IV. NOTICING
Newspaper Notification
Aerial Map
53� c
Legend
Project Locator
Planned Development Map
Planning & Zoning
Posting Date
2/1/2019
Page 3
Radius notification mailed to
properties within 300 feet 1/29/2019
Radius notification published on 2/11/2019
Nextdoor posting 1/29/2019
V. STAFF ANALYSIS
The facility is already constructed, and received Certificate of Zoning Compliance (CZC) approval (A-
2018-0333) for a group daycare (up to 12 children) in 2018.
The applicant requests a conditional use permit to expand upon the daycare use to increase enrollment
from twelve (12) students to up to sixty (60) students. A daycare center, although ancillary to the church
use, requires a conditional use permit per UDC 11-2D-2 and is subject to specific use standards as listed
below.
A. Comprehensive Plan Policies (https://www.meridianci y.or /�pplan):
"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)
B. Existing Structures/Site Improvements:
The applicant is proposing to use space within the existing church building, no site improvements
are proposed. However, the church does own an unimproved lot to the south of the subject
property that does not conform to UDC parking standards (see parking analysis below)
C. Proposed Use Analysis:
The applicant proposes to operate the daycare with three (3) staggered class times. The first class
is proposed to begin at 8:30 AM, the second class at 11:00 AM, and the third at 3:30 PM; classes
are projected to finish at 6:00 PM. Prior to the Commission hearing, Staff recommends the
applicant provide further information regarding the number of students projected to attend each
time slot to assess parking and facility needs.
D. Specific Use Standards (UDC 11-4-3):
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,
including the operator's children, is the determining factor. The applicant is proposing to care for
a maximum of sixty (60) children, classifying it as a daycare center.
2. On site vehicle pick up, parking and turnaround areas shall be provided to ensure safe discharge
and pick up of clients. The applicant is proposing to use the existing drive aisle and parking lots
available on site for pick-up and drop-off of children. There are 46 existing parking spaces on the
site, which exceeds UDC requirements for an approximately 27, 000 square foot building in the
0-Tzoning district (one [1] parking space per 1, 000 square feet). If the applicant intends to use
the dirt lot located at 58 E. Idaho Ave. to the south of the subject site for parking or
loading/unloading it shall be improved in accord with UDC standards.
3. The decision making body shall specify the maximum number of allowable clients and hours of
operation as conditions of approval.
Page 4
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 has
coordinated with the Department of Health and Welfare to complete the health and safety
inspection, afire inspection has been completed by the Meridian Fire Department and has been
sent to the State of Idaho Stars program for approval.
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 subject property is adjoins residential uses to
the north, as such the hours of operation for the daycare center shall be restricted to 6 "-11
PM. The applicant is proposing hours of operation to occur between 8:30 AM -6 PM, in accord
with these standards.
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 requirement
does not apply to the subject application. The applicant did conduct a neighborhood meeting and
notified property owners within three -hundred feet (300 ) in accord with the requirements of the
subject CUP request.
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.
B. Additional standards for daycare facilities that serve children:
1. All outdoor play areas shall be completely enclosed by minimum six foot (6) nonscalable fences
to secure against exit/entry by small children and to screen abutting properties. The current
proposal does not include outdoor space for the daycare. If the subject application is approved
and the applicant wants to add outdoor space in the future, they shall comply with this
requirement.
2. Outdoor play equipment over six feet (6) high shall not be located in a front yard or within any
required yard. The current proposal does not include outdoor space for the daycare. If the subject
application is approved and the applicant wants to add outdoor space in the future, they shall
comply with this requirement.
3. Outdoor play areas in residential districts adjacent to an existing residence shall not be used after
dusk. The current proposal does not include outdoor space for the daycare. If the subject
application is approved and the applicant wants to add outdoor space in the future, they shall
comply with this requirement.
C. Additional standards for family daycare facilities conducted as home occupation accessory uses:
1. In no way shall the family daycare emit lighting, noise, fumes, smoke, dust, odors, vibrations, or
electrical interference that can be observed outside the dwelling. A sign may be displayed for
advertising the family daycare facility in accord with the standards set forth in subsection 11 -3D -
8B of this title. This requirement does not apply as the subject application is does not involve a
home occupation.
2. Off street parking shall be provided as set forth in section 11-3C-6 of this title, in addition to the
required off street parking for the dwelling. (Ord. 18-1773, 4-24-2018) This requirement does not
apply as the subject application does not involve a home occupation or dwelling unit.
Page 5
E. Access (UDC 11-3A-31 11-3H-4):
There are three (3) points of access currently used by the existing church and proposed for
continued use for the daycare center (see Exhibit VIIB). One (1) access point via N. Main Street
is proposed to circulate traffic through the alleyway to access parking to the south. One (1) access
point is proposed via E. Pine Ave. to access a one-way parking lot to the west of the subject
property. One (1) access point is proposed via E. Idaho Ave. to access a two-way parking lot to
the north. The applicant has proposed to control traffic and ensure safe crossing for children
through the use of bollards at the corner of buildings, striping and caution flags. Staff
recommends the applicant provide further detail regarding installment and location of such
precautions with the CZC and DES application.
F. Parking (UDC 11-3C):
Per UDC Table 11-3C-613.3, a minimum of twenty-seven (27) off-street parking spaces are
required to be provided; a total of forty-six (46) spaces exist and are proposed to be used. The
number of existing parking spaces exceeds UDC standards. Staff feels the number of existing
parking spaces should be adequate as the class times are staggered throughout the day and
should allow for shifts of vehicles to pick-up and drop-off children. However, if the applicant
intends to use the dirt lot located at 58 E. Idaho Ave. to the south of the subject site for parking, it
shall be improved in accord with UDC 11-3C-5 and UDC 11-3B-8.
The UDC does not require that additional parking be provided based on the zoning district for
the subject property, however, UDC 11 -5B -6D-7 does allow the Commission to require more
restrictive standards in analyzing a conditional use. If the Commission determines that the
parking lot located at 58 E. Idaho Ave. should be used as parking to increase availability for the
daycare, the applicant shall improve and landscape the area in accord with UDC standards,
additionally, cross -access to adjacent properties (parcel numbers R5672000460 and
R5672000450)shall be provided in accord with UDC 11-3A-3.
G. Sidewalks (UDC 11-3A-17):
Sidewalks exist along E. Pine Ave., E. Idaho Ave. and N. Main Street. A pedestrian walkway and
striping was previously installed to guide pedestrians from the two (2) parking lots to the entrance
of the existing church and proposed entrance for the daycare.
H. Certificate of Zoning Compliance (CZC) and Design Review (DES)
If approved, the applicant will be required to amend the current CZC approval to establish the use
of a daycare center on the site to ensure all site improvements comply with the provisions of the
UDC and the conditions in this report prior to construction, in accord with UDC 11-5B-1. If the
Commission requires improvements be made to the parking lot to the south, the applicant will
also be required to submit an application for DES concurrent with the CZC application in accord
with UDC 11-5B-8.
I. Utilities ( UDC 11-3A-21):
This site is already serviced by City sanitary sewer, domestic water, refuse disposal, and
irrigation; these services were provided to this property with development of the site.
VI. DECISION
A. Staff:
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.
Page 6
VII. EXHIBITS
A. Floor Plans
Page 7
J
a
3
A-3.2
=h
I
Pine Avenue Pine Avenue
Page 8
Mllllomr;l
Pine Avenue Pine Avenue
Page 8
we
Page 9
7-1.
w
lu
B. Parking and Circulation Plan
Page 10
1•/ "Wi Y -11'_/[[e [N K� 17►/_ ►I I-�I�M .Y;�K�)i 11110 1130K1
1. PLANNING DIVISION
1.1 Site Specific Conditions
1.1.1 The applicant shall comply with all conditions of previous approvals (CZC-10-028, DES -10-
021; A-2018-0333).
1.1.2 The applicant shall comply with the Specific Use Standards listed in UDC 11-4-3-9, Daycare
Facility.
1.1.3 The floor plan, included in Exhibit VII.A, is approved as presented. The applicant is not
proposing any exterior modification or additions to the building and none are approved.
However, if the Commission requires additional parking be installed on the unimproved
portion of the lot to the south (parcel no. R5672000430), the applicant shall submit a site
plan depicting additional parking spaces. Installation shall be in accord with the
standards in UDC 11-3B-8 and UDC 11-3C-5.
1.1.4 If the Commission requires the lot be improved for parking, the applicant shall provide
cross -access to adjacent lots in accord with UDC 11-3A-3.
1.1.5 The applicant is required to amend the existing Certificate of Zoning Compliance (CZC) and
Administrative Design Review (DES) application to the Planning Division for approval of the
proposed use to increase the number of students and final site layout with the improved
parking area (if required) prior to submittal of a building permit application.
1.1.6 The applicant shall coordinate with the Meridian Building Division (208-887-2211) regarding
any building permit requirements.
1.1.7 Staff's failure to cite specific ordinance provisions or terms of the approved conditional use
does not relieve the applicant of responsibility for compliance.
1.1.8 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.
1.1.9 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.
1.1.10 The applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-11.
1.1.11 All signage for the property is subject to the standards set forth in UDC 11-3D.
2. PUBLIC WORKS DEPARTMENT
No comments on the subject application as services are existing.
3. CENTRAL DISTRICT HEALTH DEPARTMENT (CDHD)
http://weblink.meridiancitE.ory wweblink8/0/doc/160625IPa el�.aspx
4. NAMPA MERIDIAN IRRIGATION DISTRICT (NMID)
http://weblink. meridian city.org/weblink8/0/doc/161519/Pa e1.aspx
5. IDAHO DEPARTMENT OF TRANSPORTATION (ITD)
Page 11
httP://weblink.meridiancity.org/weblink8/0/doc/161625IPa eg l.aspx
6. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ)
k4p.-I/weblink.meridiancit .00rg/weblink8/0/doc/160817/Pagel.asPx
IX. FINDINGS
CONDITIONAL USE PERMIT:
The Commission shall base its determination on the conditional use permit request on the
following:
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 site is large enough to accommodate the proposed use and meet the
dimensional and development regulations of the O -T zoning district and the specific use
standards listed in UDC 11-4-3-9, Daycare Facility.
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 Old Town 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 the general operation and maintenance of the daycare facility should be
compatible with the surrounding commercial and residential uses in the vicinity. Staff finds
that the proposed project will be compatible with the existing and intended character of the
area and will not adversely change the character thereof.
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 the proposed development should not adversely affect other property in the
vicinity if adequate on-site parking is provided and utilized by patrons of the church and
clients of the daycare. If approved, conditions of approval are included in Exhibit VIII of this
staff report to ensure the proposed use will not adversely affect other properties in the
vicinity.
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 sanitary sewer, domestic water, refuse disposal, and irrigation were provided to
this property with development of the site. Staff finds that the proposed use will be served
adequately by all of the public facilities and services listed above.
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.
Page 12
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 that the proposed development should not involve activities that will create
nuisances that would be detrimental to the general welfare of the surrounding area.
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 the proposed use will not result in the destruction, loss or damage of any
natural, scenic or historic feature of major importance in this area.
Page 13