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HomeMy WebLinkAboutStaff Comments MAYOR Tammy de Weer<! J c«eri di ~ CITY HALL (208) 888-4433 - Fax 887-4813 PUBLIC WORKS BUILDING DEPARTMENT (208) 887-2211 - Fax 898-9551 CITY COUNCIL MEMBERS Keith Bini Christine Donnell Shaun Werdle Charles M. Rountree LEGAL DEPARTMENT (208) 466-9272 - FAX 466-4405 MEMORANDUM: Transmittal Date: June 16, 2005 City Council Hearing Date: June 21,2005 To: From: Mayor and City Council 'r Ii Josh Wilson, Associate City Planneb"~ Cole Valley Christian School Parking Variance RECEIVED JUN t 6 2005 Re: . City Of Meridian City Clerk Office Request for a Variance from Meridian City Code (MCC) 11-13-5 (Schedule of Parking Space Requirements), for a Reduction in Parking Requirements for a proposed gymnasium and commons area, in the L-O Zone for Cole Valley Christian School, by CTA Architects Engineers. (File No. VAR-05- 007). Planning and Zoning staff have reviewed the applicant's submittal, and we offer the following comments and recommendations: APPLICATION SUMMARY The applicant has submitted a Variance application for a reduction in the number of required parking spaces for a proposed gymnasium (VAR-05-007). The applicant has also requested approval of a Conditional Use Permit for the addition of a gymnasium and commons area to an existingjuniorlsenior high school for Cole Valley Christian School, in the L-O Zone Isn't it in an O-T Zone? Schools, and uses which are incidental thereto, are conditional uses in the Limited Office zoning district. Currently, a 42,790 square foot junior and senior high school exists on the site, and the Apostolic Bible Church lies on a lot surrounded on three sides by the subject property. The junior high school requires 2 parking spaces per classroom for a total of28 spaces (14 classrooms x 2 per classroom). The senior high school requires 10 parking spaces per classroom, for a total of 130 spaces (13 classrooms x 10 per space). The proposed 1,200 seat gymnasium requires 1 parking space per 10 seats, for a total of 120 spaces. These requirements add up to a total of 278 required parking spaces; the applicant has provided 143 on-site spaces and 28 curb-side spaces (total of 171 spaces). The applicant has indicated in their application materials that "the proposed gymnasium would not be used during regular school hours other V AR-05-007 ColeValley.V AR.doc than students already accounted for in the above calculation. Sports activities and events held in the gymnasium would be scheduled for after regular school hours, thus eliminating the need to account for the 120 parking stalls." The applicant is requesting relief from the following ordinances: . MCC 11-13-5 Schedule of Parking Space Requirements Staff recommends approval of the subject application, subject to the comments contained herein. LOCATION & SURROUNDING USES The subject property is located at 220 E. Carlton Street, on the northwest comer ofE. Carlton Street and N.E. 2 Yz Street, in downtown Meridian. The following uses surround the subject property: North - Existing residences, zoned R-15. South - The Library Coffee House and Vineyard Christian Fellowship, zoned 0- T. East - Existing houses and professional offices, zoned R-15. West - United States Post Office, zoned R-15. CURRENT OWNERS OF RECORD The owner of record is Cole Community Church, Inc., who has given consent for the applicant to submit the requested application. REOUIRED FINDINGS According to Ordinance 11-18-1, Variances, the Council may authorize in specific cases a variance from the terms of either the Zoning or Subdivision Ordinance. Specifically, the Ordinance lists the following Findings (MCCII-18-3), all of which must be determined before granting a variance: "A. That there are such special circumstances or conditions affecting the property that the strict application of the provisions of this Title would clearly be impracticable or unreasonable; Staff finds that the subject property, as depicted, is large enough to accommodate the required open spaces and landscaping required by the ordinance, but not parking. Variances for a reduction in parking requirements have recently (in the past two years) been approved for many properties in the downtown area, including Farmers and Merchants State Bank, Aromatic Sensations, Holy Trinity Charismatic Episcopal Church, and the Buich mixed-use project. The junior high school requires 2 parking spaces per classroom for a total of 28 spaces (14 classrooms x 2 per classroom). The senior high school requires 10 parking spaces per classroom, for a total of 130 spaces (13 classrooms x 10 per space). The proposed 1,200 seat gymnasium requires 1 parking space per 10 seats, for a total of 120 spaces. V AR-05-O07 ColeValley.V AR.doc 2 These requirements add up to a total of 278 required parking spaces; the applicant has provided 143 on-site spaces and 28 curb-side spaces (total of 171 spaces). The applicant has indicated in their application materials that "the proposed gymnasium would not be used during regular school hours other than students already accounted for in the above calculation. Sports activities and events held in the gymnasium would be scheduled for after regular school hours, thus eliminating the need to account for the 120 parking stalls." B. That strict compliance with the requirements of this Title would result in extraordinary hardship to the owner, subdivider or developer because of unusual topography, the nature or condition of adjacent development, other physical conditions or other conditions that make strict compliance with this Title unreasonable under the circumstances, or that the conditions and requirements of this Title will result in inhibiting the achievements or the objectives of this Title; The City has adopted goals, objectives, and policies that support mixed uses within the downtown area. If off-street parking be strictly required for all properties in downtown, staff believes that a majority of the properties would be restricted to a residential-only use and would not redevelop. Staff generally supports the redevelopment of the smaller, older lots in the original Meridian Township, as these conversions allow for a more vibrant downtown area. Staff fmds that strict compliance with the City's parking requirements on this site would result in an extraordinary hardship to the applicant due to the circumstances surrounding this property mentioned in the previous eroding. Further, staff finds that enforcing the conditions and requirements of the off-street parking ordinance will inhibit the objectives of allowing downtown to be a mixed use area. C. That the granting of the specified variance will not be detrimental to the public's welfare or injurious to other property in the area in which the property is situated; Staff anticipates that the variance will not be detrimental to the public's welfare or injurious to other properties in the area. Further, the Council has granted parking variances to properties with similar situations within the downtown area, and staff is unaware of any harmful impacts from these parking variances. Staff recommends that the Council reference any written or oral testimony provided at the public hearing, as well as staffs analysis, when determining whether or not the surrounding properties may be negatively affected by granting a variance. D. That such variance will not have the effect of altering the interest and purpose of this Title and the Meridian Comprehensive Plan." Staff finds that the issuance of a variance to the parking requirements will have the effect of enhancing the educational atmosphere in Meridian- not altering the purpose and interest of the Zoning Ordinance. The Comprehensive Plan states that the City should "Encourage new institutional, commercial, and government facilities to consider locating to downtown Meridian" and "Actively support continued development of all forms of V AR-05-007 ColeValley.v AR.doc 3 education, including public, private and parochial." The gymnasium and associated school use warrants special consideration in light of these goals of the Comprehensive Plan. Staff finds that strict compliance to the MCC 11-9-1 would inhibit the broader objectives of the Comprehensive Plan. STAFF RECOMMENDATION Staff is recommending approval of the parking variance for the following reasons: . Requiring the applicant to provide 278 parking stalls on-site would be impossible due to the size constraints ofthe property; . Enforcing the conditions and requirements of the parking ordinance will inhibit the objectives of allowing downtown to be a mixed use area. . That there are such special circumstances or conditions affecting the property that the strict application of the provisions of this Title would clearly be impracticable or unreasonable; . That strict compliance with the requirements ofMCC would result in extraordinary hardship to the developer because of unusual topography, the nature or condition of adjacent development, other physical conditions or other conditions that make strict compliance with this Title unreasonable under the circumstances, or that the conditions and requirements ofMCC will result in inhibiting the achievements or the objectives of MCC and the Comprehensive Plan; . Granting the specified variance will not be detrimental to the public's welfare or injurious to other property in the area in which the property is situated; and . The subject variance will not have the effect of altering the interest and purpose of MCC and the Meridian Comprehensive Plan. VAR-05-007 ColeValley.V AR.doc 4