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Home My WebLink AboutStaff ReportItem #51): Generations Investments (CUP -14-013) Application(s): ➢ Conditional Use Permit Size of property, existing zoning, and location: This site consists of 1.2 acres of land, is currently zoned L-0, and is located at 317 S. W. Fifth Avenue. Adjacent Land Use & Zoning: North: Office, zoned L-0 East: Commercial property, zoned C -G South: Turn -key medical building, zoned L-0 West: Residential properties, zoned R-8 History: This property was annexed in 1997 w/a DA and included in the Troutner Business Park subdivision plat. Comprehensive Plan FLUM Designation: Commercial Summary of Request: Request for a CUP for the development of the site with a 10,290 s.f. multi -tenant office building. Troutner Business Park, which includes this site, was developed as a commercial planned development and is subject to a DA that requires CUP approval of all applications to develop lots within the subdivision. After the staff report was written & prior to the hearing tonight, the applicant submitted a revised site/landscape plan that depicts only one access for the site via S.W. Fifth Avenue & a wider perimeter buffer along the south boundary with only grass and no trees or shrubs. Because the adjacent property to the south is under the same ownership and there is dense landscaping within the existing perimeter buffer already, staff is recommending approval of the proposed changes to the plan. Building elevations are proposed to consist of broken face concrete block in 2 colors with color matched awnings over the entries & windows and color matched metal roofing. Written Testimony: Dale Binning Staff Recommendation: Approval w/conditions Notes: STAFF REPORT Hearing Date: September 18, 2014 TO: Planning & Zoning Commission FROM: Sonya Watters, Associate City Planner 208-884-5533 SUBJECT: CUP -14-013 — Generations Investments L SUMMARY DESCRIPTION OF APPLICANT'S REQUEST wE IDIANt-- iQAHO The applicant, Generations Investments, LLC, has applied for a conditional use permit (CUP) for the development of the site with a 10,290 square foot multi -tenant office building, as required by the existing development agreement. See Section IXAnalysis 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- 013 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 -14-013 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 -14-013 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 317 S.W. Fifth Avenue, in the NE'/4 of Section 13, Township 3 North, Range 1 West. (Parcel No. R8533750800) B. Owner(s): Generations Investments, LLC 365 S.W. Fifth Avenue Meridian, ID 83642 C. Applicant: Same as owner D. Applicant's Statement/Justification: Please see applicant's narrative for this information. Generations Investments CUP -14-013 PAGE 1 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 5, 2014 VI. LAND USE A. Existing Land Use(s) and Zoning: The site is currently undeveloped and zoned L -O. B. Character of Surrounding Area and Adjacent Land Use and Zoning: North: Undeveloped property, zoned L -O East: Commercial property, zoned C -G South: Turn -key medical building, zoned L -O West: Residential properties, zoned R-8 C. History of Previous Actions: This property was annexed in 1997 with a development agreement (Instrument No. 97044077) and platted as Lot 8, Block 1, Troutner Park Subdivision. D. Utilities: 1. Public Works: a. Location of sewer: Sanitary sewer service for this particular lot were installed in SW 5°i Way at the time of development of Troutner Park Subdivision. b. Location of water: Domestic water service for this particular lot were installed in SW 5th Way at the time of development of Troutner Park Subdivision. 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 Commercial. This designation will provide a full range of commercial and retail to serve area residents and visitors. Uses may include retail, wholesale, service and office uses, multi -family residential, as well as appropriate public uses such as government offices. Within this land use category, specific zones may be created to focus commercial activities unique to their location. These zones may include neighborhood commercial uses focusing on specialized service for residential areas adjacent to that zone. The proposed use of the site is a multi -tenant office building which is consistent with the Commercial FLUM designation. Generations Investments CUP -14-013 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): • "Identify transitional areas to buffer commercial and residential uses, to allow uses such as offices and other low intensity uses." (3.05.03A) The future office uses on this site will serve as a transition between more intense commercial uses to the east and residential uses to the west. • "Require all commercial and industrial businesses to install and maintain landscaping." (2.01.03B) Street buffer and parking lot landscaping is proposed on the site/landscape plan in Exhibit A.2 in accord with UDC standards. • "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 commercial districts is to provide for the retail and service needs of the community in accordance with the Meridian comprehensive plan. Six districts are designated which differ in the size and scale of commercial structures accommodated in the district, the scale and mix of allowed commercial uses, and the location of the district in proximity to streets and highways. Allowed uses in the L -O district include office centers with limited hours of operation. B. Schedule of Use: Unified Development Code (UDC) 11-2B-2 lists the permitted, accessory, conditional, and prohibited uses in the L -O zoning district. The proposed office use is listed as a principal permitted use in the L -O district. C. Dimensional Standards: The dimensional standards listed in UDC Table 11-213-3 for the L -O zoning district apply to development of this site. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: The applicant requests conditional use permit approval to develop the site with a 10,290 square foot office building with four (4) leasable tenant spaces. Troutner Business Park, which includes this site, was developed as a commercial planned development and is subject to a development agreement that requires conditional use permit approval of all applications to develop lots within the subdivision. Site Plan: A site plan is included in Exhibit A.2 that shows how the site is proposed to develop. Access: Access to the site is proposed from S.W. Fifth Avenue, a collector street, via one ingress/egress and one egress only for delivery trucks exiting the site. Staff recommends the egress driveway is signed "exit only." Because S.W. 5`h Avenue was previously designated as a local street, most businesses in this area have direct access to S.W. 5th Avenue and cross -access isn't provided to adjacent properties. The properties to the north and south of this site are already developed and cross -access driveways Generations Investments CUP -14-013 PAGE 3 were not provided to this site. Therefore, Staff is not recommending a cross-access/ingress-egress easement is provided. Parking: Vehicle parking is required with development of the site. Based on the square footage (s.£) of the building (10,290 s.£), a minimum of 21 parking spaces are required to be provided per UDC 11 -3C -6B, in accord with the standards listed in UDC 11-3C-5. The site plan depicts a total of 32 spaces in accord with the aforementioned requirements. Per UDC 11 -3C -5B.4, when a bumper overhangs onto a landscape area, the parking stall dimensions may be reduced 2 feet in length if 2 feet is added to the width of the landscaped area. Therefore, the perimeter landscape buffer along the south boundary should be increased 2 feet in width in accord with this standard; or, wheel stops may be provided. Additionally, based on the number of vehicle parking spaces provided (32), a bicycle rack capable of holding a minimum of 2 bicycles is required per UDC 11 -3C -6G in accord with the standards listed in UDC 11 -3C -5C. A bicycle rack is depicted on the site plan. A detail of the bicycle rack should be included on the site plan submitted with the Certificate of Zoning Compliance (CZC) application to ensure compliance with the standards listed in UDC 11 -3C -5C. Landscaping: Landscaping is required to be provided with development of the site in accord with the standards listed in UDC 11-3B. A 20 -foot wide street buffer is required along S.W. Fifth Avenue, a collector street, per UDC Table 11-2B-3 in accord with the standards listed in UDC 11 -3B -7C as shown on the site/landscape plan. Parking lot landscaping is required in accord with the standards listed in 11 -3B -8C. As mentioned above, the perimeter buffer along the southern property boundary should be widened to 7 feet to allow for vehicle overhang unless wheel stops are provided within the spaces. Planter islands are required to contain at least 1 tree and should be covered with low shrubs, lawn, or other vegetative ground cover for a 70% coverage at maturity; the islands shown on the plan should be revised accordingly. A buffer to adjoining uses was installed along the west property boundary adjacent to residential uses as part of the Troutner Business Park Subdivision. Trash Enclosure: A 5 -foot tall chainlink trash enclosure is depicted at the northwest corner of the site. The UDC (11-3A-12) requires such service functions to be incorporated into the overall design of buildings and landscaping so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets. The UDC (11 -3B - 5M) does not allow chainlink fencing, with or without slats, to qualify as a screening material. Therefore, staff recommends a revised detail of the trash enclosure is submitted with the CZC application that complies with these standards. Hours of Operation: The application states the proposed hours of operation are 8 am to 5 pm weekdays. The L -O zoning district restricts hours of operation from 6 am to 10 pm. Building Elevations: Building elevations have been submitted for the future structure as shown in Exhibit A.3. Building materials consist of broken face concrete block in two colors with color matched awnings over the entries and windows and color matched metal roofing. Design of the structure appears to comply with the design standards listed in UDC 11-3A-19 and the design guidelines listed in the Meridian Design Manual. Certificate of Zoning Compliance (CZC): The applicant is required to obtain approval of a CZC application for the proposed use from the Planning Division prior to issuance of building permits. Design Review: The applicant is required to obtain approval of a Design Review application for Generations Investments CUP -14-013 PAGE 4 the proposed site design and structure from the Planning Division prior to issuance of building permits for this site. This application may be submitted concurrently with the CZC application. Staff recommends approval of the proposed CUP with the conditions listed in Exhibit B. X. EXHIBITS A. Drawings 1. Vicinity Map 2. Site/Landscape Plan 3. Building Elevations B. Conditions of Approval 1. Planning Division 2. Public Works Department 3. Fire Department 4. Police Department 5. Sanitary Service Company 6. Ada County Highway District 7. Parks Department C. Required Findings from Unified Development Code Generations Investments CUP -14-013 PAGE 5 Exhibit A.1: Vicinity Map Generations Investments CUP -14-013 PAGE 6 ( 725 702 , 125 x25 'i `ill M $ 598 t 4201 237 ase ; no 1 560 234 216 202 3 124 118 40 10 F3. 72 —_� _ 6\,64' 66 68 7� 2 4 6 �_. 21 20 415 41 SI 78 �. -je:- -_. �. 10 ' / 69 - 3 12 55 71 421 229 58 65 7`�, 14 97 40 513 rI S6 / 59 101 5 5 103 10 151 t� 16 f06 17 121 153 j 641 131 , 132 305 225 54 16 53 107 108 19 52 109 110 20 52 810 171 140 180 ��` ` 49 y/ 48 41 37 23 22 35 11 24 760 190 179 _ 46— 6 44 42 40 39 `--34 32 30 28 801..,._211 210 4� n'+ 235 216 -"-"-----^ ---�. -- 231 .4 251 303 92 271 291 1 06 50 766 36 06 96 76 289 56 636 62 272 ----�MAututm Perkin-.. 3131 28 333 60 343 �_— --62 63 33 03 93 7 53 633 320 1 305 309 324 373 ! 86 393 i 768 — 58 63 628 365 366 325 12 409 ............. 1w M or 30 439 I � 765 35 5 65 75 55 635 25 397 381 uo too Oso 469 � i8 489 . —___-_ 34 024 01 413 ......_...__. _......._ _- .. ^'� ._....__ 81 7/ —��------ 489 T 492 671 —~__— /90 u3 375 321 279 177 199 520 19 513 512 511 510 503 - "�""'-"� sum• 128 539 523 $32 531 530 540 552 551 550 562 581 580 551 1`�"�„) _J uww..r 424 120 555 536 590 / 3 515 is 601 613 601 t0 ey 467 441 627 740 677 2, ,6 y 780 520 703 68 650 420 4e o 627 — — .-- ------" tr [7T11I 675 615 615 521 505 365 1335 29 235 155 95 195 1I Generations Investments CUP -14-013 PAGE 6 Exhibit A.2: Site/Landscape Plan GENERATIONS INVESTMENTS 917 SOUTHWEST FIFTH AVENUE MERIDIAN, IDAHO 836A2 1z. z C� ialA& la.C.I.TIW �� I I i0lflO G0i T. !6.®06 T r.a. Jag Ifff I•I I j,�n � � � I t=om' I I T j – ! 1' 6L�i�k40C�Ci93 OG7�'C�3V1"i'�f�CJ4b3 � ' 10.290 of -------- �• I @161 ` 16 owaz t � a�t•� i � i s ti �o t _ �_ } 1 I i ' I I GOT !. at6l6 1 – i �–_ i pGY. f5r g..PA lung ; 1 Site Plan t'.10'® Landacaping Plass - h; # 7 TlclxlTT .A. x_ %,6 w ... -ow.� CONDITIONAL UUAPPLICA- "MO -1 DRAWING LI.T iG7 M 0 ,_ d i .�. art nw .rr.rs w• .i. H.8Ip4 trrn:x nm kaY .+lalocn�� :� �••'�`,":: _ ... .w.�,a.on,.aA,...A m i/ q V 0 ' .IT. IN,.... nox y r�-� � • ! A C C z iG sAzzlxe CALCULAr1Ox M.w. .w,A.... r • W.7- �f:�4� xw�gr .dal. ... wN�. law S -1A Generations Investments CUP -14-013 PAGE 7 Exhibit A.3: Building Elevations t Bw _ 111111111111 1111111011 _ E MWOMM BentL SIs�aIon r.r North El -tion UP -r -p. :s. 1111111111111111 :s. E MWOMM lb Vt.. r— Arta A..... CONDfl10NAL DSB APPLICATION APPLICATION Generations Investments CUP -14-013 PAGE 8 B. Conditions of Approval 1. PLANNING DEPARTMENT 1.1 The applicant shall comply with all previous conditions of approval associated with this site including the provisions in the development agreement recorded as Instrument No. 97044077. 1.2 The site/landscape plan submitted with the Certificate of Zoning Compliance shall be revised as follows: a. The perimeter landscape buffer along the south boundary shall be increased from 5 feet to 7 feet in width to allow for vehicle overhang in accord with UDC 11 -3C -5B.4; or, wheel stops may be provided to prevent overhang on to the proposed 5 foot landscape buffer. b. Include a detail of the bicycle rack that complies with the standards listed in UDC 11 -3C -5C. c. Planter islands are required to contain at least 1 tree and should be covered with low shrubs, lawn, or other vegetative ground cover for a 70% coverage at maturity; the islands shown on the plan should be revised in accord with the standards listed in UDC 11-313-8C. d. Include a detail of the trash enclosure that complies with the standards listed in UDC 11 -3A - 12B. Chainlink fencing with or without slats does not qualify as a screening material, per UDC.11-3B-SM. e. The egress driveway to S.W. Fifth Avenue shall be signed "exit only." 1.3 Business hours of operation in the L -O zoning district are restricted to those hours between 6 am and 10 pm, per UDC 11-213-3A.4. 1.4 The applicant is required to obtain approval of a Certificate of Zoning Compliance and Design Review application from the Planning Division prior to submittal of a building permit application. The site and building design shall comply with the site plan and elevations shown in Exhibit A, the design standards listed in UDC 11-3A-19, and the guidelines in the Meridian Design Manual. 1.5 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. 1.6 Staff's failure to cite specific ordinance provisions or terms of the approved conditional use does not relieve the applicant of responsibility for compliance. 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 did not submit comments on this application. 5. REPUBLIC SERVICES 5.1 Republic Services did not submit comments on this application. Generations Investments CUP -14-013 PAGE 9 6. ADA COUNTY HIGHWAY DISTRICT 6.1 ACHD did not submit comments on this application. 7. PARKS DEPARTMENT 7.1 The Parks Department did not submit comments on this application. Generations Investments CUP -14-013 PAGE 10 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 L -O zoning 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 Commercial 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 the proposed use will be served by all essential public facilities and services. 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 not be detrimental to any persons, property or the general welfare of the area. Generations Investments CUP -14-013 PAGE I 1 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. Generations Investments CUP -14-013 PAGE 8