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HomeMy WebLinkAboutCountry Inn & Suites CUP RECEIVED JAN 0 6 2005 , qr~di~ J.':' ~ City Of Meridian City Clerk Office STAFF SUMMARY OF PLANNING AND ZONING COMMISSION RECOMMENDATION TO CITY COUNCIL Date of Recommendation: January 6,2005 ._---~ . jP.:roject Name: Country Inn and Suites Hotel Case No(s): CUP-04-050 Applicant: Boise Hotel Enterprises, LLC & ABC2, LLC P&Z Commission Hearing Date: December 2, 2004 A. Reconunendation: Deny 3 Ayes, 2 Nays B. Summary of Public Hearing: 1. The applicant's representative, Richard Hennings, testified in favor of the application. 2. The Planning & Zoning Commission heard and took oral and written testimony, as reflected in the Clerk's record and the minutes and duly considered the evidence and the record in this matter. The majority of the testimony was in opposition to the project, mainly due to impact on the adjacent residences. 3. Staff presenting application: Josh Wilson presented the application. 4. Other staff commenting on application: Anna Canning also commented on the application. C. Key Issues of Discussion by Conunission: I. Privacy invasion of third story hotel rooms adjacent to residences. 2. Impact of 24 hour operation on adjacent residences. 3. Orientation of building and location on lot in relation to adjacent residences. 4. Suitability of proposed location for a hotel use. D. Recommendation for Denial: The Planning & Zoning Commission hereby recommends denial of the application for the following reasons: I. The design, construction, operation and location of the proposed use will not be compatible with other uses in the general neighborhood and such use will adversely change the essential character of the area. 2. The design, construction, operation and location of the proposed use will adversely affect other property in the vicinity. E. Exhibits Exhibit A- Required Findings for Conditional Use Permit EXHIBIT A Conditional Use Permit Country Inn and Suites Hotel (File CUP-O4-050) REOUIRED FINDINGS FOR CONDITIONAL USE PERMIT The Conunission and Council shall review the particular facts and circumstances of each proposed conditional use in terms of the following, and may approve a conditional use permit ifthey shall frod evidence presented at the hearing(s) is adequate to establish (11-17-3): A. That the site is large enough to acconunodate the proposed use and all yards, open spaces, parking, landscaping and other features as may be required by this ordinance; The subject property, as depicted, is large enough to accommodate the required open spaces, parking, landscaping and other features required by the ordinance. B. That the proposed use and development plan will be harmonious with the Meridian Comprehensive Plan and in accordance with the requirements of this Ordinance; The Comprehensive Plan Future Land Use Map designates the property as "Commercial" and it is currently zoned I-L. Commercial allows for "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." (see Comprehensive Plan, p. 99). While the Future Land Use Map supports the commercial use of the property, the Comprehensive Plan also requires that the City should "require screening and buffering of commercial and industrial properties and residential use with transitional zoning" in order to encourage compatible uses and minimize conflicts (see Comprehensive Plan, p. 105, Objective A). The Comprehensive Plan also requires that the City "locate new community commercial areas on arterials or collectors in such a way as to complement with adjoining residential areas (see Comprehensive Plan, p. 102, Objective B). Development of the subject property is governed in part by an existing Development Agreement (DA) and Planned Unit Development that allows, among other uses, commercial and hotel uses in the l-L zone. Said DA was entered into when the property was annexed by Upland Industries in the late 1980's. In addition, the property now platted as Presidential Subdivision was approved as Phase 3 of "The Family Center/Meridian Crossroads" CUP application in 1999, which approved commercial uses in this area. The original planned unit development requires the issuance of a new Conditional Use Permit for any subsequent uses of the property. c. -- The requested uses are in compliance with the approved Future Land Use Map and that the project would be in compliance with the MCC and Development Agreement. 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; The construction of a 3-story hotel directly adjacent to the property line abutting a medium density residential neighborhood will adversely change the character of the general neighborhood. The visual impact and intrusion ITom the proposed hotel would not be compatible with the residential use in the adjacent neighborhood. The 24 hour operation of the hotel will have associated noise, light intrusion and visual impacts on the adjacent residences as well, and is not congruent with the character of the residential neighborhood. Therefore, the design, construction, operation and location of the proposed use are not compatible with other uses in the general vicinity and will adversely change the essential character ofthe 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; The construction of a 3-story hotel directly adjacent to the property line abutting the residential neighborhood will adversely affect other property in the vicinity. The visual impact and intrusion ITom the proposed hotel would be lessened by changing its orientation and moving its location closer to Presidential Drive, which would place the required parking behind the structure. However, this move would place the impacts associated with parking lot usage closer to the residences, and would expose the residences to the noise and light intrusion ITom the hotel parking lot. The 24 hour operation of the hotel will have associated noise, light intrusion and visual impacts on the adjacent residences as well. Therefore, the design, construction, operation and location of the proposed use will adversely affect other property in the vicinity. E. That the proposed use will be served adequately by essential public facilities and services such as highways, street, police, and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed conditional use shall be able to provide adequately any such services; The project has vehicular access ITom Pine via two previously approved full access driveways, one 340- feet east of Eagle Road and one 620- feet east of Eagle Road. Please see ACHD report for specific comments regarding street issues. F. I. Water and sanitary sewer service to the project is readily available to the site via extensions ITom mains which are part of the recently approved Reagan Subdivision improvements. That the proposed use will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; The developer will finance the extension of sewer, water, utilities and pressurized irrigation to serve the project. The primary public costs to serve the future residents will be fire and police services. 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, eqnipment, and conditions of operation that will be detrimental to any persons, property, or general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; No excessive traffic, smoke, fumes, glare or odors will result ITom the proposed use. H. That the proposed use will have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; All vehicular approaches have been previously approved by ACHD. The proposed use will not create significant interference with traffic on the surrounding public streets. Please refer to ACHD comments for additional detail on this issue. 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. No natural or scenic feature will be lost, damaged or destroyed by issuance of this conditional use. Staff has not identified any natural or scenic features on the site.