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HomeMy WebLinkAboutMay 19, 2005 P&Z Minutes Meridian Planning & Zoning May 19, 2005 Page 46 of 67 Moe: Mr. Chairman? Zaremba: Commissioner Moe. I'm sorry, there appears to be a question before we proceed. Commissioner Newton-Huckabay. Newton-Huckabay: I'm trying to remember back. Did we do any traffic calming in the Roseleaf Subdivision for that? Zaremba: I see a wide spot in the road. There could be other-- Newton-Huckabay: Yeah. It looks like there might be -- I mean -- but I think I'm digressing off the issue, but I just would like to know that we did. You can continue with your motion. Moe: Thank you. Mr. Chairman, I move that we forward to City Council recommending approval of AZ 05-014 and PP 05-016, for the hearing date of May 19th, 2005, received by the city clerk's office on May 13th, 2005. Newton-Huckabay: Second. Zaremba: You're referring to the staff comments? Moe: Staff comments. I'm sorry. Zaremba: Thank you. Did I hear a second from Commissioner Newton-Huckabay? Newton-Huckabay: Uh-huh. Zaremba: That's a yes? Okay. We have a motion and a second. All in favor say aye, Any opposed? Motion carries. MOTION CARRIED: ALL AYES. Zaremba: Did you combine both of those in one or did you just do one? Moe: I did them both. Item 11: Public Hearing: CUP 05-021 Request for a Conditional Use Permit for an addition for a gymnasium and commons area to existing junior I senior high school for Cole Valley Christian School Gymnasium by CTA Architects Engineers - 200 East Carlton: Zaremba: Okay. That solves that. Okay. We are ready to open Public Hearing Item 11, CUP 05-021, request for a Conditional Use Permit for an addition of a gymnasium and commons area to existing junior-senior high school for Cole Valley Christian School Meridian Planning & Zoning May 19, 2005 Page 47 of 67 Gymnasium, by CTA Architects Engineers, 200 East Carlton, and we will begin with the staff report. Wilson: Thank you, Chairman Zaremba, Members of the Commission. The application before you is a Conditional Use Permit for the addition of a gymnasium and a common area to an existing 42,790 square foot junior and senior high school on -- in downtown Meridian on Carlton and 2 %-Street, the northwest corner. The property houses Cole Valley Christian School. It is -- it is zoned Old Town and in Old Town public schools and accessory structures, they are conditional uses in the Old Town zone. That's what has brought this application before you. The portion the applicant is proposing to construct -- and I'll let the applicant correct me on anything if -- architecturally if I mess up here, but starting approximately here and attaching to the existing building and, then, constructing the new the gymnasium and associated locker rooms, restrooms, what appears to be maybe a concession area, to the existing school and, then, also providing a little common area there in the rear of the building. Some considerations on this application were land use buffers. Meridian City Code does require a land use buffer between single family residential and a middle school or high school use and that would be 20 feet along this boundary here. I apologize; I should clarify the surrounding uses maybe a little bit. To the north of the property we do have some existing single family residential. To the west that United States Post Office. To the south a mix of businesses. There is a coffee house, a couple of businesses, I believe a funeral home, a church, and, then, to the east of the property, again, there is a mix of homes and a professional office. In regards to the single-family use to the north, Mr. Freckleton has corrected me that that is multi-family to the north. Okay. It sounds like it's duplexes, so that would remain the same landscape use buffer that would be considered single family attached. So, it still falls within that single-family residential category. The required land use buffer on that north property line would be 20 feet per Meridian City Code and that is required to have one tree per 35 linear feet and vegetative ground cover. The applicant has not shown the full 20 feet as mentioned in special consideration number two on page five of the staff report. And similar properties in Old Town that are redeveloping and have space limitations, it's not uncommon to have buffers that can't meet the full width. Staff does support in circumstances that qualify, as this does, alternative compliance, meaning that because they cannot provide that full buffer width, they do have space limitations on the lot to qualify them for alternative compliance, meaning they can provide landscaping that is perhaps above and beyond the ordinance in other locations on the property or along that property line, provide substantially greater than the -- than the trees required to, quote, unquote, beef up that buffer and can meet that requirement through alternative compliance. Staff would be supportive of alternative compliance on this application and we did include a condition that they need to work with staff to obtain alternative compliance prior to the issuance of a certificate of zoning compliance for the property. Another issue raised in the staff report, special consideration number three on page five, would be in regards to the landscape plan and this might actually better illustrate the buffer I was just speaking of along that line. But also in regards to the landscape plan, Meridian City Code does require that no more than 12 parking spaces are in a row without being interrupted by a landscape island, with at least one tree, 50 square feet of planting area and no less than Meridian Pianning & Zoning May 19. 2005 Page 48 of 67 five feet in any dimension. The applicant has not proposed those along 2 1/2 Street adjacent to the gymnasium and along the north end of the parking lot. In my conversation with the applicant's representative on the phone, they were aware of that and did not seem to have any objection to that requirement to provide those landscape islands. There is an associated variance with this application for parking that will be heard concurrently at City Council. The parking required for the school and gymnasium combined would be 278 parking spaces. Currently, and as part of the variance, they are asking to provide parking -- curb side parking along the street as part of the required parking and, then, with another 143 on-site parking spaces, that would take their total parking to 171 spaces of the 278 required. The justification for this being that the gymnasium use would not be used during the same hours as the school use. Meridian City Code does state that when you have two different uses like that that require parking, you have to provide parking for both uses in the sum. You can't say, well, this parking space, you know, is for the school and the gymnasium. What they are requesting is a variance to that to allow parking less than is required by code for the two uses combined, because of the unique circumstance that the gymnasium and school would not be used in the same hours and staff is supportive of that variance application and staff has been supportive of similar applications in Old Town recently. The most recent one being the -- a similar situation where some street-side parking was considered towards the required parking and, then, also a variance on a much smaller scale for parking for a church on I believe State Street and 3rd was approved earlier this year. So, is supportive of that variance and is pretty typical of redevelopment in Old Town and concessions that can be made for that. I believe with that I will end staff comments and stand for questions. Zaremba: please. Commissioners, any questions? Then, we are ready for the applicant, King: Good evening. I'm Jeff King with CT A Architects Engineers, 1185 Grove Street, Boise, Idaho. 83702. We are in agreement with staff's comments and make it easy on you tonight, we don't have comments. Zaremba: Great. Thank you. I did have one question and, unfortunately, this is dredged up from a couple of years ago when there was a previous request to put a gymnasium actually closer to the road. King: Right. Zaremba: Which got approved. During that application there was discussion about food service within the gymnasium and how close to the food service the dumpster would be. Is there a provision -- is there going to be food service and -- King: There will be a concession area -- Zaremba: Concession stand. Meridian Pianning & Zoning May 19, 2005 Page 49 of 67 King: -- within the gymnasium. Zaremba: And how close is the dumpster to that? King: There is a dumpster -- currently the dumpster is right in this location right here and I believe there was a second dumpster -- is that correct, Mark? Okay. I guess there is only one dumpster and it is right in this location. Zaremba: And you don't feel that people cleaning up the concession would have a problem carrying trash that far? King: No, I don't think that would be an issue at all. Zaremba: All right. That was my only question. King: Okay. Zaremba: Thank You. King: You bet. Zaremba: Okay. We have Rob - Rod, I guess it is, Rettinger. Please come forward. Thank you. Rettinger: My name is Rod Rettinger. I represent the Apostolic Bible Church. We are the X in the middle. We have worked with Mark and the school and it seems to be working out pretty well and I'm the assistant pastor there and we'd like to see them move on. We are for them. That's alii have. Zaremba: Great. Thank you. Michael B. Morrison, please. Morrison: Michael B. Morrison, 3405 North Curt Drive, Meridian. I, actually, own property on 21/2 Street and my biggest concern is parking. Several years ago a beauty salon was okayed there, parking wouldn't be as usual. You can drive by there at any time of the day and find seven, eight cars, nine cars, parked along the street and now you're wanting to add more parking there? I have counted as many as 15 cars parked along the north end where the duplexes are, you know, because that beauty salon parks all over that location in front of the neighbors' houses everything, so now we want to give a parking variance to the school. And my kids went to Cole, okay? It's a good school. They usually do what they say. Okay? I don't have a problem with that. My concern is that we are going to be compounding an issue of parking by using street-side parking, okay, adding traffic to 2 1/2 Street. I have been passed on 2 1/2 Street by someone who was a lot younger than I was doing the speed limit and was passed on the street. That's my concerns. Okay. Thank you much for your time. Any questions? Zaremba: I guess none. Thank you. Meridian Planning & Zoning May 19, 2005 Page 50 of 67 Morrison: Thank you for your time. Zaremba: Lupe Pineta. Pineta: My name is Lupe Pineta from Boise. My address is 4866 Alworth. I'm here -- he pretty much said everything. We are with the church. To go forward. Zaremba: Thank you. That's all we had signed up. Does anybody else care to add any comments on this subject? Okay. We will have the applicant return. Come on back up, please. The parking variance, actually, is not before us as a Commission, that is only decided by the City Council, but you might address that for us a little bit more, if you would, please. King: Sure. You bet. Cole Valley Christian School has had discussions with the neighbors, with the church, you know, on occasion using their parking lot at times. They have got agreements with the funeral home, you know, to use their parking lot at times when they may have game days, you know, where buses can park over there. In addition, most of the parking -- the off-street parking would occur in the nighttime, would be, you know, after school, so that those parking stalls there would be, you know, for a game day, basically. Any further questions? Zaremba: Thank you. Commissioners, any other questions? Borup: Has the school -- has the school been doing basketball games presently or -- King: Not at that location. Borup: I realize that, because there is no building there. So, they have been doing it at other locations? King: That is correct. Yeah. Borup: And I assume parking has not been a problem? Or where have they been going? King: They have been going to different facilities within the area, renting out different facilities. Borup: Okay. I just wondered if you had a feel for how many cars are usually at those games anyway. Don't know? King: I really couldn't answer that question. Borup: Thank you. Meridian Planning & Zoning May 19, 2005 Page 51 of 67 Zaremba: Okay. Thank you. Does staff have any further comment? Wilson: No. Not at this time. Zaremba: Okay. Commissioners? Borup: I'm assuming in the counting you did not take into consideration the parking in the -- on the church property; is that correct? Because that's off-site. Wilson: Oh, yes. That is off-site parking. Yes. Borup: Okay. It looks to me like the parking thing could be good for both -- both groups there, because Sundays the school would not be in session and there is extra parking for the church and, then, probably on game nights vice-versa. Zaremba: Works for me. Who is next? Rohm: With that being said, Mr. Chairman, I move that we close the Public Hearing on CUP 05-021. Moe: Second. Zaremba: There is a motion and a second. All in favor say aye. Any opposed? Motion carries. MOTION CARRIED: ALL AYES. Zaremba: Commission Rohm. Rohm: Mr. Chairman, I move that we forward on to City Council recommending approval of CUP 05-021, to include all staff comments for the hearing date of May 19th, 2005, received May 13th, 2005. Moe: Second. Zaremba: There is a motion and a second. All in favor say aye. Anyopposed? That motion carries. MOTION CARRIED: ALL AYES. Item 12: Public Hearing: PP 05-018 Request for Preliminary Plat approval of 16 building lots and 1 other lot on 6.26 acres in CoG and R-40 zones for Devon Park Subdivision No.3 by Fairview Lakes, LLC - 824 East Fairview Avenue: