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HomeMy WebLinkAboutStaff Report PZChanges to Agenda: Items #5A, B: Hill's Century Farm (AZ -14-012; PP -14.014) — Request for continuance to October 16th Items #5E, F: Jump Creek (AZ -14-011; PP -14.013) — Request for continuance to October 2^d Item #5C: Boise Slam Basketball Club (CUP -14-014) Application(s): ➢ Conditional Use Permit Size of property, existing zoning, and location: This site is currently zoned I -L and is located at 3660 E. Lanark Street. Adjacent Land Use & Zoning: North: Industrial properties, zoned I -L East: Vacant property, zoned I -L South: Undeveloped property, zoned I -L West: Commercial (R.C. Willey), zoned C -G History: N/A Comprehensive Plan FLUM Designation: Industrial Summary of Request: The applicant requests a CUP for an indoor recreation facility in an I -L zoning district for Boise Slam Basketball Club. The proposed use will occupy a 12,000 s.f. tenant space in an existing 142,800 s.f. building. No exterior modifications to the building or parking lot are proposed. Boise Slam Basketball is a non-profit organization dedicated to the development of youth basketball players. The facility will house 2 full-size basketball courts that can be used for team and individual practice. A CUP is required for the subject use because, of its non -industrial nature in an I -L zone. The Commission should determine if they feel the proposed use is an appropriate use for this site. Because adjacent uses are industrial in nature, and because the proposed hours of operation are evening and weekends, staff does not anticipate the proposed recreation facility will have any adverse impacts on existing tenants. Access is provided to this site via E. Lanark Street, a private street off of N. Gaudians Avenue; the existing parking on the site meets UDC standards and appears to be sufficient for the proposed use. Written Testimony: Karena Gilbert, Applicant's Representative (in agreement w/staff report) Staff Recommendation: Approval w/conditions Notes: STAFF REPORT Hearing Date: TO: FROM: SUBJECT: September 18, 2014 Planning & Zoning Commission Sonya Watters, Associate City Planner 208-884-5533 CUP -14-014 — Boise Slam Basketball Club I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST E IDIAN*----, IDAHO? The applicant, Boise Slam Basketball Club, has applied for a conditional use permit (CUP) for an indoor recreation facility in an I -L zoning district for Boise Slam Basketball Club. See Section IX Analysis for more information. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed CUP with the conditions listed in Exhibit B, based on the Findings of Fact and Conclusions of Law in Exhibit C of the Staff Report. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve File Number CUP -14- 014 as presented in the staff report for the hearing date of September 18, 2014, with the following modifications: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to deny File Number CUP -14-014 as presented during the hearing on September 18, 2014, for the following reasons: (You should state specific reasons for denial and what the applicant could do to gain your approval with another application.) Continuance I move to continue File Number CUP -14-014 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) IV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The subject property generally located at 3660 E. Lanark Street, in Section 9, Township 3 North, Range 1 East B. Owner(s): Volante Investments, LLP 3084 E. Lanark Street Meridian, ID 83642 C. Applicant: Boise Slam Basketball Club 683 W. Bird Wing Meridian, ID 83642 Boise Slam Basketball Club CUP -14-014 PAGE 1 D. Applicant's Statement/Justification: Please see applicant's narrative for this information. V. PROCESS FACTS A. The subject application is for a conditional use permit. A public hearing is required before the Planning & Zoning Commission on this matter, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: September 1, and 15, 2014 C. Radius notices mailed to properties within 300 feet on: August 28, 2014 D. Applicant posted notice on site by: September 2, 2014 VI. LAND USE A. Existing Land Use(s) and Zoning: The site is located in an existing multi -tenant building in the I- L zoning district. B. Character of Surrounding Area and Adjacent Land Use and Zoning: North: Industrial properties, zoned I -L East: Vacant property, zoned I -L South: Undeveloped property, zoned I -L West: Commercial (R.C. Willey), zoned C -G C. History of Previous Actions: NA D. Utilities: 1. Public Works: a. Location of sewer: The building already exists on the site and is connected to City services. b. Location of water: The building already exists on the site and is connected to City services. c. Issues or concerns: None E. Physical Features: 1. Canals/Ditches Irrigation: There are no open canals or ditches on this site. 2. Hazards: Staff is not aware of any hazards that exist on this site. 3. Flood Plain: This site is not within a flood plain. VII. COMPREHENSIVE PLAN POLICIES AND GOALS This property is designated on the Comprehensive Plan Future Land Use Map (FLUM) as Industrial. This designation allows a range of industrial uses to support industrial and commercial activities and to develop areas with sufficient urban services. Light industrial uses may include warehouses, storage units, light manufacturing, and incidental retail and office uses. The proposed use of the site for a non-profit youth basketball organization, classified in the UDC as an indoor recreation facility, is not a considered an "industrial" use; however, the UDC does allow indoor recreation facilities as a conditional use in the I -L district with approval of the Planning and Zoning Commission. Boise Slam Basketball Club CUP -14-014 PAGE 2 Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use (staff analysis in italics): • "Plan for and encourage services like health care, daycare, grocery stores and recreational areas to be built within walking distance of residential dwellings." (2.01.01 C) The proposed youth basketball organization will provide a recreation opportunityfor residents in nearby residential developments. • "Require all commercial and industrial businesses to install and maintain landscaping." (2.01.03B) Landscaping already exists on this site; no changes are proposed. The applicant is required to maintain the existing landscaping. • "Provide opportunities for physical activities." (2.01.01B) The proposed basketball organization will provide physical opportunities for youth in the area. • "Locate industrial and commercial uses where adequate water supply and water pressure are available for fire protection." (3.04.02A) There is adequate water supply and pressure available to the site for fire protection. For the above -stated reasons, staff feels the proposed use is consistent with the applicable comprehensive plan policies and is appropriate in this location. VIII. UNIFIED DEVELOPMENT CODE A. Purpose Statement of Zone: The purpose of the I -L district is to provide for convenient employment centers of light manufacturing, research and development, warehousing, and distributing. In accord with the Meridian Comprehensive Plan, the I -L district is intended to encourage the development of industrial uses that are clean, quiet and free of hazardous or objectionable elements and that are operated, entirely, or almost entirely, within enclosed structures. Accessibility to transportation systems is a requirement of this district. B. Schedule of Use: Unified Development Code (UDC) 11-2C-2 lists the permitted, accessory, conditional, and prohibited uses in the I -L zoning district. The proposed indoor recreation facility (gym) is listed as a conditional use in the I -L district. The specific use standards listed in UDC 11-4-3-2 apply to the proposed use. C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2C-3 for the I -L zoning district apply to development of this site. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: The applicant requests approval to operate a non-profit organization dedicated to the development of youth basketball players in a 12,000 square foot tenant space in an existing building. The facility will house two full-size basketball courts that can be used for team and individual practice. See application narrative for more information on the proposed use. The proposed use is classified as "indoor arts, entertainment or recreation facility" in the UDC which requires conditional use approval in the I -L zoning district. No exterior modifications to the building are proposed. Because adjacent uses are industrial in nature, and because the proposed hours of operation are Boise Slam Basketball Club CUP -14-014 PAGE 3 evening and weekends, staff does not anticipate the proposed recreation facility will have any adverse impacts on existing tenants. Site Plan: A site plan is included in Exhibit A that was approved with the original Certificate of Zoning Compliance for the structure. No changes to the site are proposed. Access: Access to the site is provided via E. Lanark Street, a private street off of N. Gaudians Avenue. Parking: Parking was required with development of the site based on the overall square footage of the building (approximately 142,800 s.f.). The subject tenant space consists of 12,000 square feet, which requires a minimum of 6 parking spaces; a total of 26 spaces are available for this tenant space consistent with UDC standards. The applicant's narrative states that most clients will be dropped off and picked up by their parents; therefore, staff feels the amount of parking provided on the site should be adequate for the proposed use. If needed, adjacent parking for other businesses may also be utilized if permission is granted and hours of operation don't conflict. Landscaping: Street buffer and parking lot landscaping exists on the site. No changes are proposed. Specific Use Standards: The proposed use is subject to the specific use standards listed in UDC 11-4-3-2, Arts, Entertainment or Recreation Facility, Indoors and Outdoors. The only standard that may apply to this site is as follows, "Accessory uses including, but not limited to, retail, equipment rental, restaurant, and drinking establishments, may be allowed if designed to serve patrons of the use only." The other standards pertain to outdoor facilities and are not applicable to indoor facilities. Hours of Operation: The application states the proposed hours of operation are evenings and weekends. The I -L zoning district does not restrict hours of operation. Certificate of Zoning Compliance: Due to the fact that the proposed use is within an existing building and no site or exterior building modifications are proposed a full Certificate of Zoning Compliance application will not be required to commence the proposed use on this site. Planning staff will review and approve the commencement of the use through the Tenant Improvement and/or Certificate of Occupancy submitted to the Community Development Department. All interior modifications (tenant improvements) associated with the use must receive all required permits and inspections from the Building Division of the Community Development Department prior to operation of the proposed use. Staff recommends approval of the proposed CUP with the conditions listed in Exhibit B. X. EXHIBITS A. Drawings 1. Zoning/Aerial Map 2. Site Plan B. Conditions of Approval 1. Planning Division 2. Public Works Department 3. Fire Department 4. Police Department 5. Sanitary Service Company Boise Slam Basketball Club CUP -14-014 PAGE 4 6. Ada County Highway District 7. Parks Department C. Required Findings from Unified Development Code Boise Slam Basketball Club CUP -14-014 PAGE 5 Exhibit A.l : Zoning/Aerial Map Boise Slam Basketball Club CUP -14-014 PAGE 6 ee `mem 3707 714 _ 510 i.3333 ,a3035(10 ..,. 7550 755p ,✓ E7ommK<I6fCF L -O 4375 3475 354a as � --------- �µ n»•^.n e. �.. .. a «»n.. �. .. '. �... .. f 3660 ,. ACT . D 9 CIG { + EF—kii,Rd ix ... L-0 Boise Slam Basketball Club CUP -14-014 PAGE 6 6 S Toucnm"k µt Boise Slam Basketball Club CUP -14-014 PAGE 6 Exhibit A.2: Site Plan . ------ ------ 9. LANARK STREET {PRIVATE j - - - - - - - PROJECT DATA .iiDF.6CY0 .PT.�.6 3„©, U31111 Boise Slam Basketball Club CUP -14-014 PAGE 7 B. Conditions of Approval 1. PLANNING DEPARTMENT 1.1 The applicant shall comply with all previous conditions of approval associated with this site. 1.2 The Applicant shall have a maximum of two (2) years to commence the 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 11-513-617. 1.3 Staff's failure to cite specific ordinance provisions or terms of the approved conditional use does not relieve the applicant of responsibility for compliance. 1.4 The applicant shall not be required to submit a Certificate of Zoning Compliance application to commence the proposed use on this site. Planning staff will review and approve the commencement of the use through the Tenant Improvement and/or Certificate of Occupancy submitted to the Community Development Department. All interior modifications (tenant improvements) associated with the use must receive all required permits and inspections from the Building Division of the Community Development Department prior to operation of the indoor recreation facility. 2. PUBLIC WORKS DEPARTMENT 2.1 Public Works has no concerns with this application. 3. FIRE DEPARTMENT 3.1 The Fire Department has no comments on this application. 4. POLICE DEPARTMENT 4.1 The Police Department has no concerns with this application. 5. REPUBLIC SERVICES 5.1 Republic Services has no concerns with this application. 6. ADA COUNTY HIGHWAY DISTRICT 6.1 ACHD has no comments on this application. 7. PARKS DEPARTMENT 7.1 The Parks Department has no comments on this application. Boise Slam Basketball Club CUP -14-014 PAGE 8 C. Required Findings from Unified Development Code 1. Conditional Use Permit (UDC 11 -5B -6E) The Commission shall base its determination on the Conditional Use Permit request upon 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 subject property is large enough to accommodate the proposed use and the dimensional & development regulations of the I -L district (see Analysis Section 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 Industrial 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 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 report, the proposed use will not adversely affect other property 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 sanitary sewer, domestic water, refuse disposal, and irrigation are currently provided to the subject property. 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. 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. Boise Slam Basketball Club CUP -14-014 PAGE 9 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 not be detrimental to any persons, property or the general welfare of the 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 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. Boise Slam Basketball Club CUP -14-014 PAGE 8