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HomeMy WebLinkAboutPZ - Staff Report Page 1 HEARING DATE: 12/19/2019 TO: Planning & Zoning Commission FROM: Sonya Allen, Associate Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: H-2019-0112 Off the Field LOCATION: 2204 E. Lanark St. (R5302770031) I. PROJECT DESCRIPTION Conditional Use Permit (CUP) for an indoor recreation facility on 2 acres of land in the I-L zoning district. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 2 Future Land Use Designation Industrial Existing Land Use(s) Indoor entertainment/recreation facility (proposed use is already operating without CUP approval) Proposed Land Use(s) Indoor entertainment/recreation facility Neighborhood meeting date; # of attendees: 6/19/19; one (1) attendee History (previous approvals) B. Community Metrics Description Details Page Ada County Highway District  Staff report (yes/no) Yes  Requires ACHD Commission Action (yes/no) No Access (Arterial/Collectors/State Hwy/Local)(Existing and Proposed) One (1) access via E. Lanark St., an industrial collector STAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT Page 2 C. Project Area Maps III. APPLICANT INFORMATION A. Applicant: Taylor Bateman, Off the Field, LLC – 2204 E. Lanark St., Meridian, ID 83642 B. Owner: Hollyvale Rental Holdings – 2320 Potosi St., Ste. 130, Las Vegas, NV 89146 Future Land Use Map Aerial Map Zoning Map Planned Development Map Page 3 C. Representative: Andrew Davis, BRS Architects – 1010 S. Allante Pl., Ste. 100, Boise, ID 83709 IV. NOTICING Planning & Zoning Posting Date City Council Posting Date Newspaper notification published 11/29/2019 Radius notification mailed to property owners within 300 feet 11/26/2019 Public hearing notice sign posted on site 12/9/2019 Nextdoor posting 11/26/2019 V. STAFF ANALYSIS A. Future Land Use Map (FLUM) Designation (https://www.meridiancity.org/compplan) General Industrial – The purpose of the General Industrial designation is to allow a range of industrial uses to support industrial and commercial activities and to develop areas with sufficient urban services. Light industrial uses may include warehouse, storage units, light manufacturing, and incidental retail and office uses. Heavy industrial uses may include processing, manufacturing, warehouses, storage units, and industrial support activities. In all cases, landscaping, and adequate access should be provided. B. Comprehensive Plan Policies (https://www.meridiancity.org/compplan):  “Require all commercial and industrial businesses to install and maintain landscaping.” (2.01.03B) There is existing street buffer and parking lot landscaping on this site.  “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 this property for fire protection. C. Existing Structures/Site Improvements: There is an existing 11,268 square foot structure and site improvements on the subject property that were constructed in 2013 (CZC-13-036; DES-13-036, Performance Systems, Inc.). D. Proposed Use Analysis: The proposed use is an athletic performance company that specializes in strength conditioning for professional, collegiate and high school athletes and is classified as in indoor recreation facility in UDC Table 11-2C-2. From information provided by the Applicant, the hours of operation will be based on appointment, which could be 6:00 am to 7:30 pm; during the summer, closing time will be 4:00 pm. There are between 1 and 20 clients per session depending on the season. The number of clients per day varies on the season but can be anywhere from 30 to 60 throughout the day. They have 3 full time and 1 part-time employee. Although the proposed use is not industrial in nature, nor is it consistent with the purpose of the Industrial FLUM designation, the UDC does allow for such uses in the I-L district with a CUP. Page 4 Note: There is an open code enforcement case on this Applicant for operating this business illegally (i.e. without an approved CUP). In order to be in compliance, the Applicant must obtain approval of the subject CUP and obtain a Certificate of Occupancy from the Building Department for the proposed use. E. Specific Use Standards (UDC 11-4-3): The proposed use is subject to the specific use standards listed in UDC 11-4-3-2: Arts, Entertainment or Recreation Facility, as follows: A. General Standards: 1. All outdoor recreation areas and structures that are not fully enclosed shall maintain a minimum setback of one hundred feet (100') from any abutting residential districts. The playing areas of golf courses, including golf tees, fairways, and greens, are an exception to this standard. Not Applicable 2. No outdoor event or activity center shall be located within fifty feet (50') of any property line and shall operate only between the hours of six o'clock (6:00) A.M. and eleven o'clock (11:00) P.M. Not Applicable 3. 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. 4. Outdoor speaker systems shall comply with section 11-3A-13, "Outdoor Speaker Systems", of this title. Not Applicable B. Additional Standards for Swimming Pools: Any outdoor swimming pool shall be completely enclosed within a six foot (6') non-scalable fence that meets the requirements of the building code in accord with title 10, chapter 1, of this code. Not Applicable C. Additional Standards for Outdoor Stage or Musical Venue: Any use with a capacity of one hundred (100) seats or more or within one thousand feet (1,000') of a residence or a residential district shall be subject to approval of a conditional use permit. Not Applicable F. Dimensional Standards (UDC 11-2): Not Applicable G. Access (UDC 11-3A-3, 11-3H-4): Once (1) access is proposed via E. Lanark Street, an industrial collector street. H. Parking (UDC 11-3C): Off-street parking exists on the site in accord with the standards listed in UDC 11-3C-6B.2. In Industrial districts, the requirement is one (1) space for every 2,000 square feet of gross floor area. Based on the square footage of the structure (i.e. 11,268), a minimum of 6 spaces are required. Seventeen (17) off-street parking spaces exist on the site to serve the proposed use; there are additional spaces for overflow parking along the east side of the building. I. Sidewalks (UDC 11-3A-17): Sidewalks are required by the UDC (11-3A-17) along all public streets; detached sidewalks are required along collector streets. There are no sidewalks along either side of E. Lanark St. in this location. Sidewalks were not constructed with this development in 1977 when the subdivision (i.e. Locust Grove Industrial Park) was developed; and not required to be installed in 2013 when this site was developed. With a conditional use application, the decision making body may prescribe appropriate conditions, bonds and safeguards in conformity with the UDC that require the provision of on-site or off-site public facilities or services and/or more restrictive standards than those generally required in the UDC. If the Commission is of the opinion a sidewalk is necessary for public safety in this location, a condition Page 5 requiring such should be included in Section VIII of this report. Note: Due to the type of use proposed on this site and the school (Meridian Academy High School) at the east end of Lanark Street it makes some sense to require a sidewalk; however, unless sidewalks are required on adjacent properties in the future, the sidewalk would not be continuous. J. Parkways (UDC 11-3A-17): There are no parkways. K. Landscaping (UDC 11-3B): There is existing street buffer and parking lot landscaping on this site that was constructed in 2013 that appears to comply with current UDC standards. Because no development, additions to the existing building or site modifications are proposed, no new landscaping is required. L. Waterways (UDC 11-3A-6): The Gruber Lateral runs along the northern boundary of this site. M. Fencing (UDC 11-3A-6, 11-3A-7): No changes are proposed to the existing fencing. N. Utilities (UDC 11-3A-21): City water and sewer service is provided to this site. O. Building Elevations (UDC 11-3A-19 | Architectural Standards Manual): A photo of the existing structure is included in Section VII.C; no changes are proposed to the structure. VI. DECISION A. Staff: Staff recommends approval of the proposed conditional use permit with the conditions in Section VIII per the Findings in Section IX. Page 6 VII. EXHIBITS A. Site Plan & Floor Plan Page 7 Page 8 B. Landscape Plan (date: 10/31/2013) Previously approved with CZC-13-036 C. Photo of Existing Building/Site Page 9 VIII. CITY/AGENCY COMMENTS & CONDITIONS A. Planning 1. The Applicant shall comply with the specific use standards listed in UDC 11-4-3-2 Arts, Entertainment or Recreation Facility, Indoors and Outdoors. 2. The Applicant shall obtain a Certificate of Occupancy from the Building Department within 30 days of approval of the conditional use permit for the subject use. B. Ada County Highway District (ACHD) http://weblink.meridiancity.org/WebLink8/DocView.aspx?id=179758 C. Department of Environmental Quality http://weblink.meridiancity.org/WebLink8/DocView.aspx?id=180073 IX. FINDINGS A. Conditional Use Permit The Commission shall base its determination on the conditional use permit request upon the following: 1. 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 the site is large enough to accommodate the proposed use and meets all the dimensional and development regulations of the I-L zoning district. 2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the requirements of this title. Staff finds the proposed use is harmonious with the Comprehensive Plan (see Section V for more information). 3. 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 the operation of the proposed indoor recreation facility should be compatible with other uses in the vicinity and the intended character of the area and not adversely affect such. 4. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. If the proposed use complies with the condition of approval in Section VII as required, Staff finds the proposed use should not adversely affect other properties in the vicinity. 5. 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. Because the site is within the City’s Area of City Impact boundary and has been annexed into the City and these services are already being provided to the existing building, Staff finds the proposed use will be served adequately by these services continuing to be provided. 6. 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. Staff finds the proposed use should not create any additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. Page 10 7. 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 or property or affect the general welfare by any of the means listed as the proposed use is actually less intense than many uses located in this area. 8. 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. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005) Staff is unaware of any natural, scenic or historic features of major importance in this area; however, finds the proposed use should not result in damage of any such features.