HomeMy WebLinkAboutPZ - Staff Report for 8-3 E IDIAN --
STAFF REPORT a H o
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING August 3, 2023 E
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TO: Planning&Zoning Commission ii E EDMONDS oLn
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FROM: Stacy Hersh,Associate Planner ST<
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SUBJECT: New Horizon Academy—CUP
H-2023-0034
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LOCATION: 2918 S. Meridian Road(Parcel
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1. PROJECT DESCRIPTION
Conditional use permit(CUP) for a daycare center providing childcare for up to 159 children and 21
staff members on 1.22 acres of land in the C-G zoning district.
IL SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 1.22-acres
Future Land Use Designation Commercial
Existing Land Use I Vacant/undeveloped land
Proposed Land Use(s) I Daycare center
Current Zoning ' General Retail and Service Commercial District(C-G)
Physical Features(waterways, Kennedy Lateral
hazards,flood plain,hillside)
Neighborhood meeting date;#of 5/18/2023
attendees:
History(previous approvals) AZ-03-038;PFP-03-0007; CUP-03-071;MI-06-005
(Mussell Corner Sub.AZ—Development Agreement Inst.
#104153422);(Addendum to Development Agreement Inst.
#106155843) ;H-2019-0091 (DA modification Inst.#2019-
119405);Victory Commons PP H-2019-0150;FP H-2020-
0086
Page 1
A. Project Area Maps
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III. APPLICANT INFORMATION
A. Applicant:
Angie Seguin, CASCO— 12 Sunnen Drive, Suite 100, St. Louis,MO 63143
B. Owner:
Eric Isom,Kuna Victory, LLC 2194 Snake River Parkway, Suite 300, Idaho Falls,ID 83401
Page 2
C. Representative:
Same as Applicant
IV. NOTICING
Planning&Zoning
Posting Date
Newspaper Notification 07/19/2023
Radius notification mailed to 07/14/2023
properties within 500 feet
Site Posting Date 07/21/2023
Next Door posting 07/14/2023
V. COMPREHENSIVE PLAN
Land Use:
The future land use designation for this property is Commercial—This designation will provide a
full range of commercial uses to serve area residents and visitors. Desired uses may include retail,
restaurants,personal and professional services,and office uses, as well as appropriate public and
quasi-public uses.Multi-family residential may be allowed in some cases,but should be careful to
promote a high quality of life through thoughtful site design,connectivity, and amenities. Sample
zoning include: C-N, C-C, and C-G.
The proposed use of a Daycare Center(more than 12 children) is a community-serving
commercial use that fits within the future Commercial land use designation. The proposed use
can serve both the immediate area and the nearby community at large. The proposed location is
at the northeast edge of a commercial subdivision adjacent to single-family residential and
across the street from multi family residential which functionally creates a mixed-use
development despite the future land use designation not being such. The daycare use is a needed
use throughout the City and providing it nearby higher density residential meets many of the
City's desired outcomes for commercial development. Specific policies are noted and analyzed
below but Staff finds the proposed use to be consistent with the Commercial future land use
designation.
COMPREHENSIVE PLAN POLICIES(https://www.meridiancity.or /comp-plan):
Goals,Objectives, &Action Items: Staff finds the following Comprehensive Plan policies to be
applicable to this application and apply to the proposed use of this property(staff analysis in italics):
• "Encourage and support mixed-use areas that provide the benefits of being able to live,
shop, dine,play, and work in close proximity,thereby reducing vehicle trips,and
enhancing overall livability and sustainability"(3.06.02B).As noted, the subject area is
not part of a mixed-use designation on our future land use map but this area has
developed as a mixed-use area with a high-density multi family residential to the south,
limited office to the north and west, and single-family residential to the east. Stafffinds
that adding a daycare use in this location introduces an additional service to the
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immediate area. Daycare facilities are commonly utilized by residents within multi-
family, single-family, and nearby business communities.
• `Encourage the development of supportive commercial near employment areas"
(3.06.02C). The proposed daycare is not near an employment center but is part of a
medium-sized commercial subdivision and nearby multiple residential developments.
Furthermore, the remaining undeveloped properties within this commercial subdivision
should contain additional employment opportunities making the location of this daycare
to those future employers equally important.
• "Locate smaller-scale,neighborhood-serving commercial and office use clusters so they
complement and provide convenient access from nearby residential areas, limiting access
to arterial roadways and multimodal corridors."(3.07.02B). The subject use is proposed
adjacent to commercial, medium-density residential, and higher-density residential. This
property has pedestrian access to the neighborhood to the west and the multi family
development across the street via existing facilities that should help reduce vehicle trips
and provide convenient access overall. In addition, the Applicant is not proposing any
direct access to the adjacent arterial streets (Meridian Road& Victory Road)and is
instead proposing internal access from existing facilities.
• "Require appropriate building design, and landscaping elements to buffer, screen,
beautify, and integrate commercial,multifamily, and parking lots into existing
neighborhoods."(5.01.02D). The proposed use should be both buffered and integrated
into the existing neighborhoods, considering the existing landscaping and landscape
buffers along S.Meridian Road and E. Victory Road, as well as the required 25 foot
buffer adjacent to the residential district on the west.
VI. STAFF ANALYSIS
A 10,759 square foot daycare center is proposed in the C-G zoning district which is designed to
accommodate a maximum of 159 children and 21 staff members.A daycare center requires
Conditional Use Permit(CUP)in the C-C zoning district as set forth in UDC Table 11-2B-2 and is
subject to the specific use standards listed in UDC 11-4-3-9.
Childcare and early education is proposed to be provided for children age 6 weeks to Pre-K(4 years).
The Applicant has not provided information on the proposed curriculum with this application.
A modification to update terms of the existing Development Agreement(Inst. #106155843 &
#104153422)for the purpose of updating the ownership information and boundaries of the subject
properties. This modification is subject to new terms,modifications to existing provisions, and the
addition of new provisions. As part of the approval,a new conceptual development plan was
approved for the site(M-2019-0091). The proposed conceptual site plan approved with Development
Agreement(Inst. #2019-119405) shows a parking lot designated for Lot 2,Block 1 in Victory
Commons Subdivision No. 1. Staff believes that a modification to the development agreement is not
necessary to allow the daycare,as the Applicant is providing a parking lot consistent with the plan
and upgrading the pad site to include a building structure rather than merely using asphalt on the
entire pad site. Staff finds these additions to be consistent with the updated conceptual development
plan and uses approved with that application.
Specific Use Standards: The proposed use is subject to the specific use standards listed in UDC II-
4-3-9—Daycare Facility,as follows:
A. General standards for all child daycare and adult care uses,including the classifications of
daycare center; daycare, family; and daycare, group.
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1. In determining the type of daycare facility,the total number of children at the facility at
one time, including the operator's children, is the determining factor. The applicant
proposes to provide childcare for up to 159 children; because the daycare plans to
provide care for more than 12 children, it's classified as a daycare center.
2. On site vehicle pick up,parking and turnaround areas shall be provided to ensure safe
discharge and pick-up of clients. On-site vehicle pick-up,parking and turnaround areas
are provided; however, there is a driveway going through the parking area that will
serve as a frontage road to Meridian Road and will provide access to properties to the
north and south. Employee parking is planned for the outer parking areas, while the
parking spots closest to the entrance will be reserved for parent drop-off parking. Drop-
off times usually span approximately 3 hours, starting at 6:30 am and ending at 9:30 am.
Pick-up times also tend to extend from 4:00 pm to 6:00 pm.
3. The decision-making body shall specify the maximum number of allowable clients and
hours of operation as conditions of approval. The maximum number of allowable clients
should be limited to those specified in this application (i.e. 159).
4. The applicant or owner shall provide proof of criminal background checks and fire
inspection certificates as required by title 39, chapter 11,Idaho Code. Said proof shall be
provided prior to issuance of certificate of occupancy. The applicant or owner shall
comply with all State of Idaho and Department of Health and Welfare requirements for
daycare facilities. The Applicant shall provide this information to the Planning Division
as required.
5. In residential districts or uses adjoining an adjacent residence,the hours of operation shall
be between 6:00 a.m. and 11:00 p.m. This standard may be modified through approval of
a conditional use permit.A residential use exists on the abutting property to the west,
zoned R-4. However, the proposed hours of operation are Monday through Friday from
7:00 am to 6:00 pm, which will operate within the allowed hours in accordance with this
standard.
6. Prior to submittal of an application for an accessory daycare facility in a residential
district,the applicant or owner shall hold a neighborhood meeting in accord with
subsection 11-5A-4.B of this title.Notice of the neighborhood meeting shall be provided
to all property owners of record within one hundred(100) feet of the exterior boundary of
the subject property.Not applicable
The applicant shall not exceed the maximum number of clients as stated in the approved
permit or as stated in this title,whichever is more restrictive.
B. Additional standards for daycare facilities that serve children.
1. All outdoor play areas shall be completely enclosed by minimum six-foot non-scalable
fences to secure against exit/entry by small children and to screen abutting properties.
The Applicant is proposing two fenced playgrounds with this application. The fence is
proposed around the building; however, no details of the fence are provided on the plans
submitted. The fence should be non-scalable, a minimum of 6-feet tall and provide
screening of the play area. Staff recommends that the Applicant provide a detail of the
proposed fencing with the plans submitted with the future Certificate of Zoning
Compliance application.
2. Outdoor play equipment over six(6)feet high shall not be located in a front yard or
within any required yard.
3. Outdoor play areas in residential districts adjacent to an existing residence shall not be
Page 5
used after dusk.
Compliance with these standards is required.
C. Additional standards for family daycare facilities conducted as home occupation accessory
uses.
1. In no way shall the family daycare emit lighting,noise, fumes, smoke, dust, odors,
vibrations,or electrical interference that can be observed outside the dwelling. A sign
may be displayed for advertising the family daycare facility in accord with the standards
set forth in subsection 11-3D-8.B of this title.
2. Off-street parking shall be provided as set forth in section 11-3C-6 of this title,in
addition to the required off-street parking for the dwelling.
These standards are not applicable.
Based on the above analysis, Staff deems the proposed use to be in compliance with the
specific use standards as required if the Applicant complies with the conditions of approval in
Section VIII.A.
Dimensional Standards: Future development should be consistent with the dimensional standards
listed in UDC Table 11-2B-3 for the C-G zoning district.
Access: A right-in/right-out driveway access is proposed via S. Meridian Rd. at the northwest corner
of this site as shown on the site/landscape plans consistent with that approved with the subdivision.
The site plan illustrates a drive aisle running through the site, ensuring smooth site circulation and
easy access for drop-off and pick-up. This area is separate from the main drive aisle for the
development.
Parking: Off-street parking is required to be provided in accord with the standards listed in UDC 11-
3C-6 for non-residential uses which requires one(1) space per 500 square feet of gross floor area.
Based on 10,759 s.f.,a minimum of 22 spaces are required; a total of 35 spaces are proposed,
including two(2)ADA compliant spaces.
Although the proposed parking exceeds the minimum standards by thirteen(13) and the
number of staff members on-site at any one time will likely fluctuate, Staff is concerned that if
the facility is at full capacity and up to 21 staff members are on-site at any one time there may
not be adequate parking or pick-up/drop-off area for the proposed use. Therefore,if shared
parking is established in the Victory Commons development,the Applicant shall provide
written documentation to ensure there is adequate parking at peak drop of and pick-up times.
The Applicant can submit the documentation with the future CZC application. Additionally,
the parking stalls should contain wheel stops to prevent vehicle overhang in accordance with
UDC 11-3C-5.B.3; or the buffer along the west boundary of the site next to the parking stalls
and the sidewalk next to the building should be widened to a minimum of 7-feet to allow for 2
feet of vehicle overhang in accord with UDC 11-3C-5B.4—parking stalls may be reduced to 17
feet in length; or,wheel stops may be provided in parking spaces to prevent vehicle overhang.
A minimum one(1)bicycle parking space is required to be provided for every 25 vehicle spaces or
portion thereof per UDC 11-3C-6G;bicycle parking facilities are required to comply with the location
and design standards listed in UDC 11-3C-5C. A bicycle rack capable of holding a minimum of
one(1)bicycle is provided in accordance with this requirement and depicted on the site plan. A
detail of the bicycle rack is also included on the plan that demonstrates compliance with the
standards in UDC 11-3C-5C.
Pedestrian Walkways: A continuous internal pedestrian walkway,measuring 5 feet and 6 feet in
width,is implemented around the main building and entrance. This walkway ensures
Page 6
interconnectivity to the urgent care facility located to the north and retail flex building to the south.
Landscaping: Parking lot landscaping is required to be provided in accord with the standards listed
in UDC 11-3B-8C as shown. A 25-foot wide landscape buffer is required to be provided to adjacent
residential uses in the C-G zoning district per UDC Table 11-2B-3; landscaping is required to be
installed within the buffer in accord with the standards listed in UDC 11-3B-9C. There is an existing
residential use situated to the east. Additionally,there is an existing 35-foot irrigation easement along
the Kennedy Lateral. To address the typographical variations and adhere to the required 25-foot
landscape buffer adjacent to the residential area, a rock retaining wall is proposed along the
lateral. The submitted landscape plan appears to be in compliance with these standards.
Street buffer landscaping along S. Meridian Rd. was completed with the Phase 1 subdivision
improvements.
Mechanical Equipment: All mechanical equipment on the back of the building and outdoor service
and equipment should be incorporated into the overall design of buildings and landscaping so that the
visual and acoustic impacts of these functions are fully contained and out of view from adjacent
properties and public streets as set forth in UDC 11-3A-12. The site plan depicts screened trash
standards for only one(1)trash enclosure shared between the daycare and the existing urgent
care to the north.The developer has provided written documentation that this is a shared
enclosure to use within the development.
Building Elevations: Conceptual building elevations were submitted for a single-story building as
shown in Section VII.0 that incorporate a mix of materials consisting of James Hardie fiber cement
lap siding,vintage wood architectural wall panel with stone cultured stone accents,metal roofing,and
solar panels.
Final design is required to incorporate some of the same or similar design elements and materials as
those within the development agreement and shall comply with the design standards listed in the
Architectural Standards Manual.
Certificate of Zoning Compliance&Design Review: A Certificate of Zoning Compliance and
Design Review application is required to be submitted for the proposed use prior to submittal of a
building permit application to ensure consistency with the conditions in Section Vlll,UDC standards,
design standards and the development agreement.
VII. DECISION
A. Staff:
Staff recommends approval of the proposed conditional use permit with the conditions included
in Section VIII per the Findings in Section IX.
Page 7
VIII. EXHIBITS
A. Proposed Site Plan
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MERIDIAN.ID
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Page 10
IX. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING
1. Future development of this site shall comply with the previous conditions of approval and
terms of the existing Development Agreement(DA) (DA modification Inst. #2019-119405);
Victory Commons PP H-2019-0150; FP H-2020-0086); and the conditions contained herein.
2. The site plan and landscape plan submitted with the Certificate of Zoning Compliance
application shall be revised as follows:
a. All outdoor play areas shall be completely enclosed by minimum six-foot non-scalable
fences to secure against exit/entry by small children and to screen abutting properties in
accord with UDC 11-4-3-913.1; depict fencing accordingly.Note: The Applicant shall
provide a detail for the proposed fencing with the plans submitted with the future
Certificate of zoning compliance Application.
b. All mechanical equipment on the back of the building and outdoor service and equipment
areas should be incorporated into the overall design of buildings and landscaping so that
the visual and acoustic impacts of these functions are fully contained and out of view
from adjacent properties and public streets as set forth in UDC 11-3A-12.
c. Depict wheel stops in the parking stalls on the site to prevent vehicle overhang in
accordance with UDC 11-3B-5.B(3).
5. Compliance with the standards listed in UDC 11-4-3-9—Daycare Facility is required.
6. The applicant or owner shall provide proof of criminal background checks and fire inspection
certificates as required by title 39,chapter 11,Idaho Code. Said proof shall be provided prior
to issuance of Certificate of Occupancy. The applicant or owner shall comply with all State
of Idaho and Department of Health and Welfare requirements for daycare facilities.
7. The maximum number of allowable clients shall be 159 as proposed with this application.
8. The business hours of operation shall be limited to the hours between 7:00 am 6:00 pm in
accord with UDC 11-213-313.
9. Outdoor play equipment over six(6)feet high shall not be located in a front yard or within any
required yard in accord with UDC 11-4-3-913.2.
10.
11. , If shared parking is established in the Victory Commons development, the Applicant shall
provide written documentation to ensure there is adequate parking at peak drop of and pick-up
times The Applicant shall submit the documentation with the future CZC application.
12. A Certificate of Zoning Compliance and Design Review application shall be submitted and
approved for the proposed use prior to submittal of a building permit application. The design
of the site and structure shall comply with the standards listed in UDC 11-3A-19; the design
standards listed in the Architectural Standards Manual and with the Development Agreement.
The Development Agreement requires the following architectural features:faux wood and
metal panel accents with extra fenestration/windows to be incorporated in the commercial
development.
13. The conditional use permit is valid for a maximum period of two (2) years unless otherwise
approved by the City. During this time, the Applicant shall commence the use as permitted in
accord with the conditions of approval, satisfy the requirements set forth in the conditions of
approval, and acquire building permits and commence construction of permanent footings or
Page 11
structures on or in the ground as set forth in UDC 11-5B-6.A time extension may be requested
as set forth in UDC 11-5B-6F.
B. PUBLIC WORKS
https:llweblink.meridiancily.org/WebLink/Doc View.aspx?id=300902&dbid=0&repo=MeridianC
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C. IDAHO DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=301027&dbid=0&repo=MeridianC
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D. NAMPA MERIDIAN IRRIGATION DISTRICT(NMID)
https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=302017&dbid=0&r0o=MeridianC
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E. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https:llweblink.meridianciN.org/WebLink/DocView.aspx?id=301457&dbid=0&r0o=MeridianC
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X. FINDINGS
Conditional Use(UDC 11-5B-6)
Findings: 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 development and meet all
dimensional and development regulations of the C-G 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 daycare center is harmonious with the Comprehensive Plan and is
consistent with applicable UDC standards with the conditions noted in Section VIII of this report.
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 design, construction, operation and maintenance of the proposed use will be
compatible with other uses in the general neighborhood, with the existing and intended character
of the vicinity and will not adversely change the essential character of the area.
4. That the proposed use,if it complies with all conditions of the approval imposed,will not
adversely affect other property in the vicinity.
Staff ,finds the proposed use will not adversely affect other properties in the vicinity if it complies
with the conditions in Section VIII of this report.
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.
Page 12
Staff finds the proposed use will be served by essential public facilities and services as required.
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 will not create additional costs for public facilities and services and
will not be detrimental to the economic welfare of the community.
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,property or the general
welfare by the reasons noted above.
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 ,finds the proposed use will not result in the destruction, loss or damage of any such features.
Page 13