HomeMy WebLinkAboutWigod Medical Office CUP-05-043
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW AND
DECISION & ORDER
In the Matter of Wigod Medical Office, a request for detailed conditional approval for a
medical office in an L-O zone, by Dr. Marl{ Wigod.
Case No(s). CUP-05-043
For the City Council Hearing Date of: October 18, 2005
A. Findings of Fact
1. Hearing Facts (see attached Staff Report)
2. Process Facts (see attached Staff Report)
3. Application and Property Facts (see attached Staff Report)
4. Required Findings per Zoning and Subdivision Ordinance (see attached Staff Report)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land
Use Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. @67-
6503).
2. The Meridian City Council takes judicial notice of its Zoning, Subdivision and
Development Ordinances codified at Titles 11 and 12, Meridian City Code, and all
CUl1'ent zoning maps thereof. The City of Meridian has, by ordinance, established the
Impact Area and the Amended Comprehensive Plan of the City of Meridian, which was
adopted August 6, 2002, Resolution No. 02-382 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code
9 11-17-9.
4. Due consideration has been given to the comment(s) received from the govemmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5, It is found public facilities and services required by the proposed development will not
impose expense upon the public ifthe attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which
shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon
the applicant, the PImming and Zoning Department, the Public Works Department and
any affected party requesting notice.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NOeS). CUP-05-043 "PAGE I of3
7. That this approval is subject to the Legal Description, Site Plan dated June 30,2005,
and the Conditions of Approval all in the attached Staff Report. The conditions are
concluded to be reasonable and the applicant shall meet such requirements as a
condition of approval of the application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code S 12-3-5 and
based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that
1. The applicant's Site Plan as evidenced by having submitted the Site Plan dated June 30,
2005 is hereby conditionally approved; and
3. The site specific and standard conditions of approval are as shown in the attached Staff
Report.
D. Notice of Applicable Time Limits
1. Notice of Eighteen (18) Month Conditional Use Pennit Duration
Please take notice that the conditional use pennit shall be valid for a maximum period
of eighteen (18) months unless otherwise approved by the council. During this time,
the pennit holder must commence the use as permitted in accordance with the
conditions of approval, satisfy the requirements set forth in the conditions of approval,
acquire building pennits and commence construction of permanent footings or
structures on or in the ground. In this context "structures" shall include sewer and
water lines, streets or building construction, The applicant has specified in the
application and to the commission and council a construction schedule and completion
date for the project. If the completion date specified for the project is exceeded, the
conditional use application shall become null and void. However, the applicant may
submit an application for a time extension on the project for city council review. The
application for time extension shall be submitted at least thirty (30) days prior to the
deadline for completion of the project. For projects requiring platting, the final plat
must be recorded within this eighteen (18) month period. For projects with multiple
phases, the eighteen (18) month deadline shall apply to the first phase. In the event that
the development is made in successive contiguous segments or multiple phases I such
phases shall be constructed within successive intervals of one year from the original
date of approval by the council. lfthe successive phases are not submitted within one
year intervals, the conditional approval of the future phases shall be null and void,
(MCC 11~17-4.B.)
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, the Owner may
request a regulatory taking analysis. Such request must be in writing, and must be filed
with the City Clerk not more than twenty-eight (28) days after the final decision
concerning the matter at issue. A request for a regulatory takings analysis will toll the
time period within which a Petition for Judicial Review may be filed.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-05-043 - PAGE 2 of3
2. Please take notice that this is a final action ofthe governing body of the City of
Melidian, pursuant to Idaho Code S 67-6521 an affected person being a person who has
an interest in real property which may be adversely affected by the issuance or denial of
the conditional use pelll1it approval may within twenty-eight (28) days after the date of
this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho
Code.
F. Exhibit A:
Staff RepOlt
By a~ofthe City Council at its regular meeting held on the
~ ~ ,2005.
/ /3 i?l. day of
COUNCIL MEMBER SHAUN WARDLE
COUNCIL MEMBER CHRISTINE DONNELL
COUNCIL MEMBER CHARLIE ROUNTREE
COUNCIL MEMBER KEITH BIRD
MA YOR TAMMY de WEERD
(TIE BREAKER)
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. . ~ SEAL ~
Ilham G, Berg, Jr., Clt ler ::; ~ [? ~
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Copy served upon Applicant, The Pla~~ar :f..zv~/f>'~B'nent, Public Works Department
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and City Attorney.
By: ShMfVJ SYrvt'f-h
City Clerk's Office
If -03 -05
Dated:
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-05-043 - PAGE 3 of3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
STAFF REPORT
City Council Hearing
Hearing Date: October 18, 2005
City Council
Joseph Guenther, Associate City Plmmer
Wigod Medical Office
G CUP-05-043
cJvG;;dltxn
TO
FROM:
SUBJECT
Request for detailed conditional approval for a medical office in an L-O zone.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Mark D. Wigod,
is requesting a detailed conditional approval under the existing Conditional Use Permits for
compliance with Planned Development for Touclunark Living Center. The subject application includes
a request to construct a 4600 square foot medical office on amended Touchmark Living Center Final
Plat FP-02-006, Lots 1-3 Block 2 with a lot line adjustment
2. 2. SUMMARY RECOMMENDATION The Meridian Planning and Zoning Commission heard
the item on September 15, 2005. At the public hearing they moved to recommend approval.
a. Summary of Public Hearing:
i. In favor: Steve Turney, ZGA Architects
ii. In opposition: None.
iii, Commenting: None
iv. Staff presenting application: Joe Guenther
b. Key Issues of Discussion by Commission:
i. - None.
c. Key Commission Changes to Staff Recommendation:
i. - None.
d. Outstanding Issue(s) for City Council:
i. - None.
3. APPLICATION AND PROPERTY FACTS
a. Site Address/Location: The subject site is located on Louise Drive in Meadowlake Village.
The site is within Section 16, Township 3 North, Range 1 East. The subject site is listed as Lot
line adjustment of Lots 1-3 of Block 2 Touchmark Living Center and subject to the Plmmed
Development for the Meadow Lake Village development.
b. Property Owner of Record: Touchmark of the Treasure Valley
c. Applicant: Dr. Mark Wigod
d. Representative: Eric Anderson, ZGA Architects.
e. Present Zoning District: L-O
f. Present Comprehensive Plan Designation: Mixed Use Neighborhood
g. Description of Applicant's Request: The applicant is requesting detailed approval of an
approved Planned Development to construct a 4,600 square foot medical office,
1, Date of CUP site plan (attached as Exhibit AI): June 30, 2005
4. PROCESS FACTS
CUP-05-043
Wigod Medical Office
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a, The subject application will in fact constitute a conditional use as determined by City
Ordinance. By reason of the provisions of the Meridian City Code Title I l Chapter 17, a
public hearing is required before the Commission and City Council on tlus matter.
b. Newspaper notifications published on:
Planning and Zoning: August 29,2005 and September 12, 2005
City Council: September 26, 2005 and October 10, 2005
c. Radius notices mailed to properties within 300 feet on:
Planning and Zoning: August 18, 2005
City Council: September 23,2005
d. Applicant posted notice on site by: September 5, 2005, and October 8, 2005
5. LAND USE
a, Existing Land Use(s): Vacant
b. Description of Character of Surrounding Area: This site is rapidly developing along the lines
of the approved conunercialimedical subdivision. The properties to the nOlth and east of this
site have not yet been developed and have recently been annexed. Meadow Lake Village
Subdivision to the south has had detailed conditional use permits approved for large medical!
assisted living facility uses.
c. Adjacent Land Use and Zoning
1. North: Future phase of Meadow lake Village Subdivision Commercial, zoned L-O
2. East: Montvue Park Subdivision zoned L-O
3. South: Phases of Meadow Lake Village and St. Luke's hospital zoned L-O.
4. West: Future phase of Meadow lake Village Subdivision Commercial, zoned L-O
d. History of Previous Actions: In 1999-2003, the City approved annexation and zoning of
Touchmark Living Centers, and Conditional Use Permit for a Conceptual Planned
Development approval was also granted in 2003 for the L-O district. Under tlus approval all
uses required detailed conditional use approval. In 2002 the Touchmark Living Centers
received Final Plat approval for three building lots in this phase of the Meadow Lake Village
Development, FP-02-006.
e. Existing Constraints and Opportunities
1. Public Works: (Michael Cole, Development Services Coordinator)
Location of sewer: There is an existing sewer main located in E.Louise that was
installed during Touclunark Living Centers No 1.
Location of water: There is an existing sewer main located in E,Louise that was
installed during Touchmark Living Centers No 1.
Issues or concems: There was no conceptual designed submitted, Applicant shall
coordinate main size and routing with Public Works, and comply with all City of
Meridian Standard Specifications and Drawings.
2. Vegetation: This site has historically been graded for development. There are no
existing trees or plantings on this site.
3. Flood plain: NA
CUP-05-043
Wigod Medical Office
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4, CanalslDitches llTigation: Irrigation and pump house are located east of the site
5.
6.
7.
8.
Hazards: NA
Existing Zoning: L-O
Size of Property: 0.47 acres
Description of Proposed Use:
foot medical office.
The applicant is proposing to construct a 4,600 square
f. Landscaping:
1, Width of street buffer(s): IS-foot wide landscape easements are installed along
E, Louise Dr. A IS-foot wide street buffer is proposed along the access point.
2. Percentage of site as open space (for PP and PD applications):NA
3. Other landscaping standards: M CC 12-13 -11 requires landscaping within and
around parking lots, The landscaping standards for parking lots should be required
with a Certificate of Zoning Compliance permit (see Conditions of Approval in
Exhibit B).
g. Conditional Use InfOlmation:
1. A medical office in Meadow lake Village requires detailed Planned Development
review as required by the Site Specific Conditions of approval CUP-03-005.
h. Off-Street Parking (non-residential uses):
1. Parking spaces required: Standard ordinance parking requirements for "Clinics
(medical, dental, optical)" apply to the site. The standard for Clinics (medical, dental,
optical is 1 space per 200 gross square feet. The proposed building is 4,600 gross square
feet, requiring 23 parking spaces under the existing Meridian city code. The applicant is
proposing 9 parking stalls which would be considered undersized at 18'6" (where
standard stalls are 19' long) for 13 total parking spaces, Therefore, at this time of writing
this staff report, the applicant does not meet the parking requirement. However, when the
applicant submits for their Certificate of Zoning Compliance, they will be subject to the
provisions of Chapter 3 Section C of the Unified Development Code (effective
September 15, 2005) The UDC requires one space per 500 gross square feet. The
applicant will have sufficient parking under the provisions of the unc.
2. Parking spaces proposed: 13
3, Compact spaces proposed: 0
4. Off-site parking proposed: NA
5. Percentage of interior parking as landscaping: With the Certificate of Zoning
Compliance application, staff should ensure that the proposed parking lot is improved
with landscaping according to MCC (see Conditions of Approval in Exhibit B).
6. COMMENTS MEETJNG On August 26, 2005, a joint agency/department comments meeting was
held with representatives of key service providers to this property. Several comments were received
from multiple depmtments. Based on the comments received from other agencies/departments, staff
finds that the public services required can be made available to accommodate the proposed
development. Staff has included all comments and recommended actions as Conditions of Approval in
the attached Exhibit B.
7. COMPREHENSIVE PLAN POLICIES AND GOALS
Staff finds the following Comprehensive
CUP-05-043
Wigod Medical Office
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
Plan Policies and Goals relevant to the subject application:
Chapter VII Goal I Objective B Action 3, Locate small-scale neighborhood commercial areas
within planned residential developments as pat1 of the development plan.
Generally, the Mixed Use designation will provide for a combination of compatible
land uses that are typically developed under a master or conceptual plan. The mixed
use plan was conceived under CUP-03-00S as Meadow Lake Village Planned
Development.
Sample Uses are listed as Clinics (medical, dental, optical. The uses of medical office
are similar to the sample uses listed on Page 98 Chapter VII of the Meridian City
Comprehensive Plan.
8. ZONING ORDINANCE
a. Zoning Schedule of Use Control: Meridian City Code 11-8-1, Schedule of Use Control, lists
Medical Office as permitted uses in a L-O zone.
b. Purpose Statement of Zone: L-O Limited Office District: The purpose of the L-O district is to
permit the establislunent of groupings of professional, research, executive, administrative,
accounting, clerical, stenographic, public service and similar uses. Research uses shall not
involve heavy testing operations of any kind or product manufacturing of such a nature to
create noise, vibration or emissions of a nature offensive to the overall purpose of this district.
The L-O district is designed to act as a buffer between other more intense nomesidential uses
and high density residential uses, and is thus a transitional use. COlmection to the municipal
water and sewer system ofthe city is a requirement in this district.
c. General Standards: According to MCC 11-17-1, the City should impose any condition(s)
deemed necessary to insure compatibility of the development (CUP) with other uses in the
vicinity and such additional safeguards as are necessary to uphold the intent of the
ordinance. Please see Conditions of Approval in Exhibit B.
MCC 11-19-1 states that: "No building or other structure shall be erected, moved, added to or
structurally altered, nor shall any building, structure or land be established or changed in use
without a certificate of zoning compliance issued by the Administrator. A certificate of zoning
compliance shall be issued only in conformity with the provisions of this Title and shall be
required before the issuance of a building permit." In accordance with MCC 11-19-1, the
applicant should be required to submit certificate of zoning compliance (CZC) application(s)
for the proposed medical office. Please see Conditions of Approval in Exhibit B.
9. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
1. CUP Application: Based on the policies and goals contained in the Comprehensive
Plan and the general compliance of the proposed development with the Zoning
Ordinance, staff believes that this is a good location for a medical office. Please see
Exhibit C for detailed analysis of facts and findings.
b. Staff Recommendation: Staff recommends approval of the subject Planned Development
request with the conditions contained in Exhibit B. Staff has prepared findings consistent with
this recommendation,
c. Plmming Commission Recommendation: The Planning Commission voted unanimously at the
CUP.05-043
Wigod Medical Office
PAGE4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884.5533
September 15, 2005 public hearing to reconullended approval with the conditions outlined in
the staff report.
10. MOTION
Approve
I move to approve File Number CUP-05-043 as presented in the staff report dated October 18,
2005 with the following modifications to the conditions of approval: (add any proposed modifications)
Deny
I move to deny File Number CUP-05-043 for the following reasons: (you must state specific
reasons for denial. They should address how the applicant might re-do the application to gain your
recommendation for approval.)
11. EXHffiITS
A. Drawings
1. CUP Site Plan titled Clinic and ASC Exhibit (dated: June 30,2005)
B. Conditions of Approval
1. Planning Department
2, Public Works Department
3. Fire Depmtment
4. Sanitary Service Company
5. Meridian Parks Department
C. Required Findings from Zoning Ordinance
CUP-05-043
Wigod Medical Office
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
A. Drawings
CUP Site Plan dated June 30, 2005
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Wigod Medical Office
CUP-05-043
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
B. Conditions of Approval
1 PLANNING DEPARTMENT:
1. [ All applicable conditions of the previously approved Touchmark Living Centers Subdivision and
Meadow Lake Village Plalmed Development, CUP-03-0l4 and CUP-03-005 shall also be
considered conditions of the subject of Conditional Use Permit (CUP-05-043) application.
1.2 No building or other structure shall be erected, moved, added to or structurally altered, nor shall
any building, structure or land be established or changed in use without a Certificate of Zoning
Compliance (CZC) issued by the Planning Depmtment. NOTE: A CZC application may include
multiple buildings and the parking lot.
1.3 Prior to issuance of a Certificate of Zoning Compliance (CZC) permit and construction of the
medical office the landscape plan shall be amended to meet the standards of MCC 12-13
1.4 The proposed I 3-stall parking lot shown on the site plan dated June 30, 2005, shall be landscaped
in accordance with MCC 12-13-11. NOTE: This requirement may reduce the number of parking
stalls that can fit on the lot. Therefore, at least lOon-site parking stalls shall be provided for the
office use.
1.5 Comply with the conditions and comments of all City Departments, and other agencies,
1.6 All required improvements must be complete prior to obtaining a Certificate of Occupancy for the
proposed development. A temporary Certificate of Occupancy may be obtained by providing surety
to the City in the form of a letter of credit or cash in the amount of 110% of the cost of the required
improvements (including paving, striping, landscaping, and irrigation). A bid must accompany any
request for temporary occupancy.
1.7 If construction has not begun within 18 months of City Council approval, a new conditional use
penuit must be obtained prior to the start of development.
1.8 Outside lighting shall be designed and placed in such a manner as to eliminate glare and
illumination ofthe adjoining roadways and properties, in accordance with City Ordinance Section
11-13-4,C.
1.9 Applicant's (or successor's) failure to comply with any of the tenns of approval of the conditional
use permit shall be cause for revocation of the conditional use permit.
1 ,10 All1andscape buffers shall be approved under the certificate of zoning compliance application
process and all landscaping shall be constructed prior to the issuance of any Certificate of
Occupancy within the subdivision.
Wigod Medical Office
CUP-05,043
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2 PUBLIC WORKS DEPARTMENT
2.1 All development improvements, including but not limited to sewer, fencing, pressurized irrigation
and landscaping shall be installed and approved prior to obtaining certificates of occupancy.
2,2 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat
per Resolution 02-374
2.3 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair IIousing Act.
2.4 The applicant shall be responsible for application and compliance with any NPDES Permitting that
may be required by the Environmental Protection Agency.
2.5 The applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Anny Corps of Engineers.
2.6 A drainage plan designed by a State ofIdaho licensed architect or engineer is required and shall be
submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas. Storm water
treatment and disposal shall be designed in accordance with Department of Environmental Quality
1997 publication Catalog of Storm Water Best Management Practices for Idaho Cities and
Counties and City of Meridian Standards and policies. The applicant is responsible for filing all
necessary applications with the Idaho Department of Water Resources regarding shallow Inj ection
Wells.
3 MERIDIAN FIRE DEPARTMENT
3.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
3.2 Final Approval ofthe fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 12" outlet face the main street or parking lot aisle,
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each side of the
hydrant location,
e. Fire Hydrants shall be placed on corners when spacing permits,
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
g. Fire hydrants shall be place 18" above finish grade,
h. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5,
3.3 All entrance and internal roads shall have a turning radius of28' inside and 48' outside radius.
3.4 Operational fire hydrants, temporary or permanent street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
Wigod Medical Office
CUP-05-043
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3,5 Building setbacks shall be per the Intemational Building Code for one and two story construction.
3,6 Commercial and office occupancies will require a fire-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.7 Provide a Knoxbox entry system for the complex plior to occupancy.
3.8 All aspects of the building systems (including exiting systems), processes & storage practices shall
be required to comply with the Intemational Fire Code.
3.9 Provide exterior egress lighting as required by the Intemational Building & Fire Codes
4 SANITARY SERVICE COMPANY
4.1 Please contact Bill Gregory at sse (888-3999) for detailed review of your proposal and submit
stamped (approved) plans with your certificate of zoning compliance application.
5 MERIDIAN PARKS DEPARTMENT
5,1 Trees shall be placed in landscape planters a minimum of six feet by six feet in front of building.
Wigod Medical Office
CUP-05-043
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C. Required Findings from Zoning Ordinance
1, CUP Findings:
4.1. 1.1 The Commission and Council shall review the palticular facts and circumstances
of each proposed conditional use in terms of the following and may approve a conditional use
permit if they shall find evidence presented at the hearing(s) is adequate to establish (J 1-17-3):
A. That the site is large enough to accommodate the proposed use and all yards, open
spaces, parking, landscaping and other features as may be required by this
ordinance;
The Council finds that the subject property is large enough to accommodate the
requested use and all other required features as noted above.
There are 10 required (ODe) parking stalls for approx.imately 4,600 square feet of
medical/professional office space. The applicant is proposing 13 parking stalls on these
lots. Staff concludes that the site is large enough to accommodate the proposed uses.
Perimeter landscaping has been approved under the Meadow Lake Village Planned
development. The applicant has shown the required landscape buffers and easements on
the site plan. Intemallandscaping will be addressed through Certificate of Zoning
Compliance Approval.
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 current Comprehensive Plan Land Use Map designates the property as "Mixed Use
Neighborhood", The Comprehensive Plan text policies of Chapter VII, including the
requirement for all development to proceed through a CUP and allowing Limited
Offices Uses, are met with this plan. The Council finds that the proposed medical office
use is harmonious with and in accordance with the Comprehensive Plan.
As noted in the Findings for File #CUP-03-005, the "Mixed Use-Neighborhood"
policies (Ch. VII, pg. 98) set a requirement of a detailed conditional use approval for all
mixed use development. This application meets the requirement of a detailed conditional
approval.
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;
The Council finds that the Planning & Zoning Commission and City Council have
previously detennined the proposed uses and site configuration to be compatible with
the general neighborhood.
D. That the proposed use, if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity;
C- 1
CITY OF MERIDIAN PLANNING DEPARTM ENT ST AFF REPORT, QUESTIONS? CALL (208) 884-5533
The Council does not anticipate that the proposed clinic will adversely affect adjacent
properties due to the fact that the proposed clinic is in compliance with the conceptual
plan for Meadow Lake Village project and Touchmark Living Centers Subdivision,
Any impacts of the clinic will likely be restricted to existing and future phases of the
project itself. The Commission and Council consider any testimony (written and oral)
presented at the public hearings before making this finding.
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, SeWel" or that the person responsible for the establishment of
proposed conditional use shall be able to provide adequately any such sel"vices;
The Council finds that the revised development plans will be adequately served by the
essential public facilities and services listed above, The applicant has already received
approval for these services as part of previous applications.
F. 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 Council finds that the proposed use would not be detrimental to the economic
welfare of the community, nor would it create the need for any new facilities or services
to be paid for by the public that would be considered excessive. The use will actually be
a net contributor to the tax base and job base of the City,
G. That the proposed use will not involve activities or pl"OCeSSes, materials, equipment,
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;
The Council finds that no excessive traffic, smoke, fumes, glare or odors should result
from the proposed medical office use.
II. 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;
The Council finds that the proposed use and vehicular approaches will not create
significant interference with any traffic on the surrounding public streets.
Please review the ACHD report for tlllS project for additional infOlmation regarding this
finding,
I. 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.
The Council does not find that any natural or scenic feature will be lost, damaged or
destroyed by issuance oftms conditional use. Existing trees greater than 4" caliper must
be retained or mitigated for, ifremoved.
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