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Home My WebLink AboutPZ - Staff Report for 1-18 STAFF REPORT E COMMUNITY N -- COMMUNITY DEVELOPMENT DEPARTMENT .►A H O HEARING January 18,2024 Legend DATE: Project Location TO: Planning&Zoning Commission ' rr FROM: Linda Ritter,Associate Planner r ° 208-884-5533 SUBJECT: H-2023-0060—Daily Fit Body J � LOCATION: 160 N. Linder Road,Units 1, 3, and 5; a portion of Section 12,Township 3N., Range 1 W. (Parcel#R3579000043) - I. PROJECT DESCRIPTION Conditional Use Permit request to operate an indoor recreation facility(personal training facility) from tenant suites 1, 3, and 5 for a total of 6,283 square-feet in an existing 20,203 square-foot industrial building on 1.41 acres of land in the I-L zoning district. II. SUMMARY OF REPORT A. Project Summry Description Details Page Acreage 1.41-acre property Future Land Use Designation General Industrial Existing Land Use Existing 20,203-square-foot industrial building Proposed Land Use(s) Indoor Recreational Facility located in tenant suites 1,3,and 5 (personal training facility) Current Zoning I-L Physical Features(waterways, None hazards,flood plain,hillside) Neighborhood meeting date;#of November 6,2023 attendees: 3 History(previous approvals) A-2022-0020;PBA-2022-0010,H-2021-0026(AZ,CPAM) and DA Inst#2022-013890 Page 1 C • 1 r r 1 r r r Legend Legend Project Location �J PIN Ems■■■■nir■■inl• 1■ PION E a- ++iO�Op+ice.s■1 •■ —�� i�- \III■IIIIIIIIIILr W e a Cal FR NKUM M•rl•Yn•• ■■■■■■��i■■■�0000000000 -Jr uAJJ'-fi��••iiiii► � i��II/�rl1f t—ir�i��;:� - SO r � r •r 1 • r r r ■■■r� ■n nnn„�C::■n Legend I oil oil Irr1 Legend 111■rrrr11rr11r■�Irr1 Project L• • • ■■i�11111 ■.\r ■• • - • • • ��1i�11111•-■rr ■�■ ■■umi.r 'ar 1l r �■ nui:ni\rlf 7■ .. m PIN� Limits RNEj �i nrr.1 l oCity ,• :a. ': ■��- .1 0 Planned Parcels \.� �■ Zuo: 1 1 � ulo: a1a■■ ■ ■�INIII� �IIIIIIIIIrllll�� 'Emil r•-r � �� `�r1111111111111�� ■■■■■► ■�■�� ■ ■ � � Ir�� 'J�1�1■ ■ ■I�r111■1. 7. �� FR�NK�L�,IV■r - . ■ FRANK'L�riiirrrumm�r.^ l`_�J_1�L� `�I•Y i■d•r•-...•. unnr p ��L L�e� � rnY�•Yuu .III■■f\►■ ♦�I I ■ I\�■■■■■r+ ■l�� I-r1�\ ► �� ff\�I�■i1�, ICI �. I �I i�. �Ip■�fi ��a I fff a■■ �I~�f llti6 s�l� lrrr■NiIp / f �R16unr • ��sa*a ♦I� rrlruly y��J� �ar:ii■rr�■. �� 11 r�h� \I+\r�! f�*�i �r+��j%■►ji■ ��•�f•,,�ry� \ILa al f�M� UI�J-Ul �y■■■Ibri i �� •of/rp��../r��*a■ i■i r`i ��flfrf p�1J■/r��/*yam .�-ou■►�w ��/fIh ff f`I��I�I�i ��i��iiiif�w ��Ihr�1�—I1 ��*�i III. APPLICANT INFORMATION A. Applicant: Joseph Daily,Daily Fit Body—899 N. Pasture Avenue,Kuna,Idaho 83634 B. Owner: Ronald Hatch, 160 N. Linder LLC—24639 Falcon Lane, Caldwell, ID 83607 C. Agent/Representative: Same as Applicant IV. NOTICING Planning&Zoning Posting Date Newspaper Notification 01/02/2024 Radius notification mailed to properties within 500 feet 12/29/2023 Public hearing notice sign posted O1/04/2024 on site Nextdoor posting 12/29/2023 V. COMPREHENSIVE PLAN(HTTPS://WWW.MERIDIANCITY.ORGICOMPPLAN): Land Use: This property is designated Industrial on the Future Land Use Map (FLUM). The purpose of the Industrial designation is to allow a range of uses that support industrial and commercial activities. Industrial uses may include warehouses, storage units,light manufacturing, flex, and incidental retail and offices uses. In some cases uses may include processing,manufacturing, warehouses, storage units,and industrial support activities. The Applicant proposes to develop the site with an indoor recreation facility(i.e. an indoor personal training facility)within a portion of an existing industrial building. The industrial building was approved under an administrative application(A-2022-0020). Per UDC 11-2C-2, indoor recreational facilities are allowed in the I-L zoning district with the approval of a Conditional Use Permit. In the surrounding area,there is an existing childcare facility located on the property at 444 N. Linder Rd.,zoned L-O; a birthing center/women's healthcare facility located at 270 N. Linder Rd.,zoned C- C; vacant/undeveloped land at the northeast corner of Linder/Franklin,zoned C-C; and warehouse/industrial uses on the eastern portion of the site in Creamline Park, zoned I-L. The remainder of the properties on the west side adjacent to N. Linder Road are single-family residential homes zoned Rl. Therefore, Staff finds the proposed use should be an appropriate use in the Industrial designation for the reasons noted above. COMPREHENSIVE PLAN POLICIES(https:llwww.meridianciU.or /�compplan): 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): • "Plan for an appropriate mix of land uses that ensures connectivity,livability, and economic Page 3 vitality." (3.06.02) The proposed use will contribute to the mix of uses in this area and should add to the livability and economic vitality of the community. • Monitor and adjust the amount and mix of industrial, commercial, and office areas needed to meet the employment needs of the City."(3.06.01B) The proposed use will contribute to the mix of uses in this area; however, the desire for industrial and employment uses are diminished. Unfortunately the city has not received a lot of applications for industrial uses and therefore property owners are flex buildings to accept commercial uses in an effort fill their buildings. • "Preserve the industrial base within designated industrial land use areas by discouraging non- industrial uses and focusing on light manufacturing,distribution,flex-space, and base- employment."(3.07.01 D) The proposed use is a non-industrial use requesting a CUP to occupy an industrial land use area approved for flex space. Staff does not have any concerns about approving a commercial use for an indoor recreation facility(personal training facility)within the vicinity purposed for industrial uses as this is a flex space building. If approved, this would be the first such use in this building. • "Protect public health and safety by guiding growth and development away from hazardous areas that pose a threat to people and property."(4.10.00) Operation of the proposed use should comply with City ordinances pertaining to noise, lighting, and odor disturbances. • "Provide,partner, and preserve public and private indoor and outdoor recreation amenities for a diverse range of physical activities."(5.01.01 C) The proposed indoor recreation facility offers opportunities for recreation through the personal training facility to the public and will contribute to the range ofphysical activities offered in the City. VI. UNIFIED DEVELOPMENT CODE (UDC The proposed use,an indoor recreation facility,is listed as a conditional use in the I-L(Light Industrial) zoning district per UDC Table 11-2C-2. Compliance with the dimensional standards listed in UDC Table 11- 2C-3 is required and are met because the proposed use is internal to an approved structure. VII. STAFF ANALYSIS As discussed above in Section V,the proposed indoor personal training facility is considered an appropriate use and meets the development guidelines listed for the industrial designation. The use is also consistent with the Industrial Development approved in 2021 for Hatch Industrial,which approved uses such as warehouses, storage units, light manufacturing, flex, and incidental retail and office uses in the I-L zoning district. In some cases uses may include processing,manufacturing,warehouses, storage units, and industrial support activities. This use is proposed to be contained within an existing building, as noted above. The tenant space for the personal training facility will be approximately 6,283 square feet within an existing building with no exterior modifications proposed. The Applicant submitted a site plan showing the tenant space for the Daily Fit Body. The proposed use is subject to the following Specific Use Standards(UDC 11-4-3-2) -Arts, Entertainment or Recreation Facility, Indoors and Outdoors: (Staff analysis in italics) A. General Standards: Page 4 I. 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. (Ord. 07-1325, 7-10-2007).No outdoor recreation areas are proposed; all activities will take place within the building. 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.No outdoor events or activities are proposed. 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.Noted. 4. Outdoor speaker systems shall comply with section 11-3A-13, "Outdoor Speaker Systems", of this title.No outdoor speakers are proposed. 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. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005). No outdoor stage or musical venue is proposed. Access(UDC 11-3A-31: One(1)driveway access is depicted and approved on the overall site plan via N. Linder Road(industrial arterial). ACHD and the City have approved the location of the access driveway with the administrative approvals for the overall industrial building(A-2022-0020). Parking(UDC 11-3C): As noted throughout the staff report,the building and other site improvements are existing and include the off-street parking for the entire industrial building.According to the submitted site plan showing the existing site conditions, a total of 25 parking spaces are provided, exceeding UDC standards. Based on the 6 parking spaces provided for this use, a minimum of one(1)bicycle parking space is required to be provided. Bicycle parking facilities were approved at the time of CZC submittal; the submitted plans depict the bike racks located on the south side of the building. Because the applicant stated the building owner will provide six(6)dedicated parking stalls and six(6) floating stalls for the proposed personal training facility, staff does not have concerns on the number of parking spaces available for the proposed use. Sidewalks(UDC 11-3A-1 : There are existing 7-foot wide attached sidewalks along N. Linder Road that meet UDC standards. Any damaged curb,gutter,or sidewalk is required to be replaced. Landscaping(UDC 11-3B): A 25-foot wide street buffer is required to be provided along N. Linder Road, an industrial arterial. Landscaped was installed per the standards listed in UDC 11-3B-7C. Parking lot landscaping is required per the standards listed in UDC 11-3B-8C. All required landscaping has been proposed and approved with previous approvals. Staffs analysis of the approved landscape plan shows compliance with all applicable landscaping code sections. Page 5 Outdoor Lighting(UDC 11-3A-11): All outdoor lighting is required to comply with the standards listed in UDC 11-3A-11C unless otherwise approved through alternative compliance. Light fixtures that have a maximum output of 1,800 lumens or more are required to have an opaque top to prevent up-lighting; the bulb shall not be visible and shall have a full cutoff shield in accord with Figure 1 in UDC 11-3A-11C. All outdoor lighting was approved with the CZC approval in 2022. However, any future business signage must comply with all standards outlined in UDC 11-3D. Building Elevations: The approved building elevations and perspectives were submitted for the flex building as shown in Section IX.D.As stated throughout this report, these elevations have already been approved through the administrative process and the building is already existing. The submitted elevations are for supplementary purposes only. VIII. DECISION A. Staff: Staff recommends approval of the proposed Conditional Use Permit per the provisions included in Section IX in accord with the Findings in Section X. Page 6 IX. EXHIBITS A. Approved Site Plan(dated: 4/18/23) SITE RECAP 5; gll! 31- KEYNOTES ID tnr (3 64 ® ...mom�a ,3 3: GENERAL NOT L3 men "SITE SITE REFERENCE PLAN NORTH LINDER ROAD z PLAN A-1.0 Page 7 B. Approved Landscape Plan(dated: 9/3/2021) /ID JID _ 4: V_ F1 ROM —_— in = a I � — T� fA LI FL4. LANDSCAPE PLAN Z - �. . Ll.0 Page 8 C. Approved Building Elevations(3/23/23) EXTERIOR FINISH KEYNOTES S F E C I FI CAT IO NS 15, WEST ELEV AiIUN GENERAL NOTES � 4 EAsf EL=4ATION p U)Rkl I Id�11 I 11?11 1 1 111 1 1 1 �{ U O im ----- z s SGIITI Rini N O `CLZ __k•/AI Lvs ORfX tiAfIG IA-4,0 Page 9 KEYHOIES 12m K� WEST E LEVATION EAST ELE.YATIMN Li .1 -1 -LE;ATIO� X x NaTkj,ELEVATIGN A-4.1 Page 10 D. Proposed Floor Plans(3/23/23) WALL LEGEND KEYNOTES BUILDING AREA a9 F p rrn...Q� xmxsn i��-_ GENERAL NOTES --------------------- Op cucre SYMBOL LEGEND i'� Elm Ili Rilil 11 HIM �g77 " 9 Z r7l N FLOOR PLAN FLOOR :,... -.s PLAN A-2.0 Page 11 X. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. The applicant shall comply comply with the site plan,landscape plan,and building elevations approved with A-2022-0020 and the recorded Development Agreement(DA Inst. #2022-013890). 2. The Applicant shall comply with the specific use standards listed in UDC 11-4-3-2—Arts, Entertainment or Recreation Facility,Indoors and Outdoors, including but not limited to the following: • 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, and not the general public. • 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. (Ord. 07-1325, 7-10-2007). • 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. • 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. • Outdoor speaker systems shall comply with section 11-3A-13, "Outdoor Speaker Systems", of this title. 3. The applicant shall not be required to submit a Certificate of Zoning Compliance application to commence the proposed use on this site. Planning staff will review and approve the commencement of the use through the Tenant Improvement and/or Certificate of Occupancy submitted to the Community Development Department. All interior modifications(tenant improvements)associated with the use must receive all required permits and inspections from the Building Division of the Community Development Department prior to operation of the indoor recreation facility. 4. 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 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 11-513- 6F. B. PUBLIC WORKS DEPARTMENT https:llweblink.meridiancioy.org/WebLink/Doc View.aspx?id=300477&dbid=0&repo=MeridianQ C. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID) https:llweblink.meridianciU.ory WWebLinkIDocView.aspx?id=324857&dbid=O&rgpo=MeridianCitE D. ADA COUNTY HIGHWAY DISTRICT(ACHD) https://weblink.m eridia n c i ty.ory/WeUink/Doc View.aspx?id=3 02 7 7 7&db id=0&repo=Meridian City Page 12 E. IDAHO TRANSPORTATION DEPARTMENT(ITD) https:11weblink.meridiancity.org/WebLink/Doc View.aspx?id=315353&dbid=0&repo=Meridian City F. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) https://weblink.meridianciU.oLglWebLinkIDocView.aspx?id=317401&dbid=0&repo=MeridianCity XI. FINDINGS A. Conditional Use Permit(UDC 11-5B-6E) The Commission shall base its determination on the Conditional Use Permit requests 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. The site meets all the dimensional and development regulations of the I-L zoning district for the proposed use. Therefore, Staff finds the site is large enough to accommodate the proposed use. 2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. Stafffinds theproposed use will be harmonious with the Comprehensive Plan in that it willprovide an indoor recreation use which will contribute to the mix of uses desired in the Industrial Comprehensive designation as desired. 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. Stafffinds the design, construction, operation and maintenance of the proposed use with the conditions imposed, should be compatible with other uses in the general vicinity but may moderately change the character of the area due to the limited I-L zoning within the City. 4. That the proposed use,if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity. Stafffinds that if the applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other property in the area. 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. Stafffinds 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. Page 13 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 14