HomeMy WebLinkAboutPZ - Staff Report for 1-18 STAFF REPORT C�I
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COMMUNITY DEVELOPMENT DEPARTMENT .►A H O
HEARING January 18,2024 Legend
DATE: `
Project Location _
TO: Planning&Zoning Commission
FROM: Sonya Allen,Associate Planner
208-884-5533
SUBJECT: Sulamita Church—MCU
MCU-2023-0008
LOCATION: 4973 W. Cherry Ln./1435 N. Black Cat a� _
Rd.,in the NE 1/4 of Section 9,T.3N., I ��
R.1W. _
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I. PROJECT DESCRIPTION
Modification to the existing Conditional Use Permit(H-2018-0110)to allow the existing manufactured home
structure to remain on the site for an additional two(2)years beyond the date of issuance of the Certificate of
Occupancy for the church in order to continue the operation of a food pantry in the structure.
II. SUMMARY OF REPORT
A. Project Summary
Description Details
Acreage 8.49
Future Land Use Designation MDR
Existing Land Use Food pantry(temporary use)
Proposed Land Use(s) NA(church is in the development process to the north on the same parcel)
Current Zoning R-8
Proposed Zoning NA
Phasing plan(#of phases) 1
Physical Features(waterways, Ten Mile Creek runs along south boundary
hazards,flood plain,hillside)
Neighborhood meeting date;#of 11/22/23 ■
attendees
History(previous approvals) AZ-14-014(DA#2015-023708);CUP-14-019(expired);H-2018-0110(CUP)
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IV. NOTICING
Planning&Zoning
Posting Date
Newspaper Notification 1/2/2024
Radius notification mailed to
properties within 500 feet 12/29/2024
Public hearing notice sign posted
1/4/2024
on site
Nextdoor posting 12/29/2024
V. STAFF ANALYSIS
The existing conditional use permit(CUP) (H-2018-0110) approved a church to develop on this site and
allowed the former dwelling/manufactured home, consisting of approximately 2,439 square feet,to be used
as a job shack while the church was being constructed. This structure, along with the accessory structures on
the site,were required to be removed prior to issuance of the Certificate of Occupancy for the church.
The Applicant states the existing structure has been being used as a food pantry,providing food to over 100
families in the community. The church is now nearing completion of construction and the Applicant requests
the structure is allowed to remain on the site for an additional 2-years after the Certificate of Occupancy is
issued in order to continue providing food to area families who rely on the support. During this extended
period,the Applicant plans to pursue fundraising to establish a permanent location for the food pantry.
The CUP modification is requested to change the use of the existing structure from a job shack to a food
pantry; and to extend the time period it can remain on the site for up to two(2)years from the date of
issuance of the Certificate of Occupancy for the church. Because the use provides a needed service for the
community and is secondary to the church use,it's considered an accessory use to the approved church use;
therefore, Staff is amenable to the request.
The following Comprehensive Plan policy supports the request: "Strengthen public services,programs, and
community resources to be responsive to and representative of Meridian's diversity."(2.05.01 G)
A site plan was submitted, included in Section VII,that depicts the location of the structure housing the food
pantry along with the access driveway via N. Black Cat Rd.,which connects to the church parking lot, and
off-street parking for five(5)vehicles.
As conditions of approval of the subject application, Staff recommends the following:
• The structure should connect to City water and sewer within 30 days of approval of the subject
application or prior to issuance of Certificate of Occupancy for the church,whichever occurs
first(if not already connected).
• A Certificare of Zoning Compliance application is required to be submitted for the change in
use of the building from residential to a food pantry associated with the church and for the
addition of the parking shown on the site plan.
• A building permit application is required to be submitted to change the use from residential to
commercial(i.e.food pantry)within 30 days of approval of the subject application.
• The address of 1435 N Black Cat Rd.should be placed on the building or on a sign at the
driveway entrance to the food pantry for way-finding purposes if not already existing.
Page 3
VI. DECISION
A. Staff:
Staff recommends approval of the proposed modification to the existing Conditional Use Permit per the
provisions included in Section VIII in accord with the Findings in Section IX.
Page 4
VII. EXHIBITS
A. Site Plan&Photo
SITE RECAP
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Page 5
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. The applicant shall comply with all previous conditions of approval [AZ-14-014 (DA#2015-
023708);H-2018-0110(CUP)] associated with this site except as otherwise approved with this
application, as follows:
a. All existing structures except for the manufactured home structure that houses the food pantry
shall be removed from the site prior to issuance of Certificate of Occupancy for the church. Said
structure is allowed to remain and continue being used as a food pantry for an additional period
of up to two(2)years after the date the Certificate of Occupancy for the church is issued. At the
end of this period,the structure shall be removed.
b. The Applicant shall have connected to City water and sewer service within thirty(30)days of
approval of the subject application or prior to issuance of Certificate of Occupancy for the
church,whichever occurs first.
c. The address(i.e. 1435 N Black Cat Rd.)shall be clearly depicted on the building or on a sign at
the driveway entrance to the food pantry for way-finding purposes if not already existing.
d. A Certificare of Zoning Compliance application shall be submitted for the change in use of the
building from residential to a food pantry associated with the church and for the addition of the
parking shown on the site plan.
e. A building permit shall be obtained from the Building Dept. to change the use of the
manufactured home from residential to a commercial use (i.e. food pantry). The Applicant shall
apply for the permit within 30 days of approval of the subject application.
B. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https://weblink.meridianciby.org/WebLink/Doc View.aspx?id=317405&dbid=0&repo=MeridianCity
C. IDAHO TRANSPORTATION DEPARTMENT(ITD)
https://weblink.meridiancity.orglWebLinkIDocView.aspx?id=315719&dbid=0&repo=MeridianCity
IX. FINDINGS
A. Conditional Use Permit(UDC 11-513-6E)
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.
Staff finds the proposed 8.49-acre site is large enough to accommodate the church and accessory
food pantry and meet all the dimensional standards and development regulations of the R-8 zoning
district.
2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with
the requirements of this title.
Stafffinds the food pantry (as an accessory use to the church)provides a needed service for the
community and is harmonious with the Comprehensive Plan if the Applicant complies with the
conditions of approval in Section VIII.
Page 6
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 continued operation of the food pantry associated with the church will be compatible
with adjacent residential uses and the intended character of the area and will not adversely affect
the same.
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 the foodpantry associated with the church will not adversely affect otherproperties in the
vicinity if the Applicant complies with the conditions of approval in Section VIII.
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.
Staff finds the food pantry associated with the church will continue to be served by the public
facilities and services noted.
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 food pantry associated with the church will not create excessive additional costs for
public facilities and services and will not be detrimental to the economic we fare of the community
and will benefit 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 food pantry associated with the church will not detrimentally affect any persons,
property or the general welfare by the excessive production of traffic or emissions generated from
the site.
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, ef£ 9-15-2005)
Staff is unaware of any natural, scenic or historic features that exist on this site of major importance
that will be destroyed or damaged by the food pantry use. The Commission should rely on any public
testimony presented to determine this finding.
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