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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMEBR 2,2006
STAFF REPORT
TO:
FROM:
Hearing Date: 11/2/2006 "'- U /' '"" '" ~,
Planning & Zoning Commission '\...../VLoridian -'\~
Justin .Lucas. 1) JG (~; )3~ I'V"J~ll I [lAHO I
ASSOCiate City Plann4:\' . " .
208-884-5533
SUBJECT:
Una Mas Daycare
. CUP-06-033
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Conditional Use Permit for a 6,300 square foot Day Care Center on 9.55
acres in the C-G District, by Una Mas, LLC.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Una Mas LLC., is requesting Conditional Use Pennit (CUP) approval to operate a day care
center for up to 75 children in the C-G (General Retail and Service Commercial District) district. The
proposed child care center will be located within a 6,300 square foot building on the southern portion of a
9.55 acre parcel, generally located on the south side of Us tick Road, approximately 1,000 feet east of the
intersection of Us tick and Eagle Roads. The property is currently zoned C~G; day care centers are
conditional uses in the C-G zone.
2. SUMMARY RECOMMENDATION
Below, Staff has provided detailed analysis and recommended conditions of approval for the requested
Conditional Use Pennit application. Staff recommends approval of the subiect application. CUP-06-033.
with the conditions containcd in Exhibit B.
3_ PROPOSED MOTIONS
Approval
I move to approve File Number CUP-06-033 as presented in the staff report for the hearing date
of November 2,2006, and the site plan labeled AO.OO, dated June 29,2006 with the following
modifications to the conditions of approval: (add any proposed modifications). I further move to
direct Staff to prepare an appropriate findings document to be considered at the next Planning and
Commission hearing on November 16, 2006.
Denial
I move to deny File Number CUP-06-033 as presented during the hearing on November 2,2006,
for the following reasons: (you must state specific reasons for denial.) I further move to direct
Planning Staff to prepare an appropriate fmdings document to be considered at the next Planning
and Commission hearing on November 16, 2006.
Recommend Continuance
I move to continue File Number CUP-06-033 to the hearing date of (insert continued hearing
date here) for the following reason(s): (You should state specific reason(s) for continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
3475 E. Ustick Road Ion the south side of Us tick Road, approximately 1000 feet east of
Una Mas Daycare CUP-06-033
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMEBR 2,2006
Eagle Road, Section 4, T3N RIE
b. Owner:
Una Mas, LLC
1717 Chisholm Drive
Nampa, ill 83687
c. Applicant:
Same as owner
d. Representative: Taylor Ebright, Hansen Rice Construction
e. Present Zoning: C-G
f. Present Comprehensive Plan Designation: Mixed U~e - Regional
g. Description of Applicant's Request: The applicant is requesting Conditional Use Permit
approval to operate a child care center in the C.G zone_ The proposed child care center will be
located within a 6,300 square foot building on the southern portion of a 9.55 acre parcel
(Parcel #S 11 04223082). The applicant is proposing to provide some outdoor play areas, and
18 parent and employee parking spaces.
1. Date of CUP site plan (attached in Exhibit A): June 29,2006
2. Date of Landscape plan (attached in Exhibit A): August 15,2006
3. Date of Building Elevations (attached in Exhibit A): July 7,2006
h. Applicant's Statement/Justification: We believe due to the proposed future residential
development directly to the south ofthis project the Daycare is good business as transition
between commercial office/retail and residential.
5_ PROCESS FACTS
a. The subject application will in fact constitute a conditional use as determined by City
Ordinance. By reason of the provisions ofUDC II-SB-6, a public hearing is required before
the Planning Commission on this matter.
b. Newspaper notifications published on: October 16th and 30th, 2006
c. Radius notices mailed to properties within 300 feet on: October 6th, 2006
d. Applicant posted notice on site by: October 23rd, 2006
6. LAND USE
a. Existing Land Use(s): Bare land.
b. Description of Character of Surrounding Area: This area is rapidly transitioning into a mixed-
use area. There are various commercial developments that have been approved in this area
including the Gateway Marketplace to the west, undeveloped commercial land to the south,
the Lowes development to the north and rural residences to east.
c. Adjacent Land Use and Zoning
1. North: Smitchger Subdivision (Lowes), zoned C-G
2. East: Rural residences, zoned RUT (Ada County)
3. South: Undeveloped commercial land, zoned C-G
Una Mas Daycare CUP-06-033
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMEBR2, 2006
4. West: Vacant, Approved Gateway Marketplace, zoned C-G
d. History ofPrt;vious Actions: Tht; subject property was recently annexed into the city as the
Una Mas annexation (AZ-05-061). Along with the annexation the applicants were required to
enter into a development agreement with the city. This development agreement is recorded in
the office of the Ada County recorder as instrument number 106137048. The applicants are
subject to all of the conditions of the annexation and development agreement. The applicants
have also been issued a Certificate of Zoning Compliance (CZC-06-162) for a building shell
on this property. This shell building will house the proposed daycare if CUP approval is
granted,
e. Existing Constraints and Opportunities
1. Public Works
Location of sewer:
Location of water:
There is currently a sewer main in U stick Road.
There is currently a water main in U stick Road.
None.
Issues or concerns:
2. Vegetation: N/ A
3. Floodplain: N/A
4. Canals/Ditches Irrigation: The Milk Lateral runs through the southern portion of this
site. Various other small irrigation facilities also run through the site.
5. Hazards: N/A
6. Existing Zoning: C-G
7. Size of Property: 9.55 acres
f. Conditional Use Information:
1. Non-residential square footage: 6,300 square foot building
2. Proposed building height: 24 feet
3. Numbcr of Rcsidcntial units: 0
g. Off-Street Parking:
1. Parking spaces required: 13
2. Parking spaces proposed: 18
3. Compact spaces proposed: 0
4. Off-site parking proposed: 0
h. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The
development agrccment for thc Una Mas Armcxation rcstricts any acccss point off of Us tick
Road to this property. Due to this restriction the applicant is required to take access from the
proposed (not yet built) Allys Way to the east, or through a proposed (not yet built) cross
access driveway to the west through the Gateway Marketplace project. For this CUP
application the applicant is proposing to take access from the proposed collector roadway
Allys Way, which will extend south from Ustick Road through property currently owned by
ACHD, and eventually tie into Records Avenue at Fairview Avenue. It is important to note
that at this time that the subject property does not have frontage on Allys way and a cross
access agreement across ACHD property will have to be established before the daycare can be
occupied. It is Staff s understanding that the applicant is going to work in conjunction with
Una Mas Daycare CUP-06-033
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMEBR 2,2006
ACHD and other property owners to construct Allys Way.
7. COMMENTS MEETING
On October 13 , 2006 Planning Staff held an agency comments meeting. The agencies and departments
present include: Meridian Fire Department. Meridian Police Department, Meridian Parks Department,
Meridian Public Works Department, and the Sanitary Services Company. Staffhas included all comments
and recommended actions as Conditions of Approval in the attached Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Mixed Use - Regional" on the Comprehensive Plan Future Land Use Map_
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the
proposed development (staff analysis in italics):
Mixed Use. There are three sub-categories of the Mixed Use designation. Generally, the
designation will provide for a combination of compatible land uses that are typically developed
under a master or conceptual plan. The purpose of this designation is to identify key areas which
are either infill in nature or situated in higWy visible or tratlsitioning areas of the city where
innovative and flexible design opportunities are encouraged. The intent of this designation is to
offer the developer a greater degree of design and use flexibility. All development within this
designation will occur only undcr thc Conditional Usc Pcnnit proccss (Chaptcr VII, Mcridian
Comprehensive Plan).
Mixed Use- Regional: The following standards will apply to this category:
No upper limit of non-residential uses,
OVl;;r 200,000 square feet of non-residential building area,
Residential density of 3 to 40 units/acre
Sample uses include: grocery stores, drug stores, coffee/sandwich shops, dry cleaner/Laundromat,
salons, daycare, professional offices, medical/dental clinics, retail/gift shops, schools, parks,
churches, clubhouses, public uses, clothing stores, garden centers, hardware stores, restaurants,
banks, drive-thru facilities, auto service station, department stores, entertainment uses, major
employment centers, clean industry.
. Require that development projects have planned for the provision of all public services.
(Chapter VII, Goal III, Obj ective A, Action 1)
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands
proposed the following manner:
. Sanitary sewer and water service will be extended to the project at the
developer's expense.
. The subject lands currently lie within the jurisdiction of the Meridian Rural Fire
District. The lands will be under the jurisdiction of the Meridian City Fire
Department, who currently shares resource and personnel with the Meridian
Rural Fire Department.
. The lands are serviced by the Meridian Police Department (MPD).
. The roadways adjacent to the subject lands are currently owned and maintained
by the Ada County Highway District (ACHD). This service will not change.
. The subject lands are currently serviced by the Meridian School District #2. This
service will not change.
. The subject lands are currently serviced by the Meridian Library District. This
service will not change.
Una Mas Daycare CUP-06-033
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMEBR2, 2006
Municipal, fee-supported, senlices will be provided by the Meridian Building Department,
the Meridian Public Works Department, the Meridian Water Department, the Meridian
Wastewater Department, the Meridian Planning Department, Meridian Utility Billing
Services, and Sanitary Senlices Company.
. "Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII, Goal
IV, Objective D, Action 2)
The applicant is not proposing any access to Ustick Road with the subject application. All
vehicular access will be taken from the future Allys Way collector to the east and cross
access driveways to the west.
. "Identify commercial zones to buffer commercial and residential uses, to allow uses such as
office and other low intensity uses." (Chapter VII, Goall, Objective B, Action 7)
Staff finds that daycares can be a good transitional use between intense commercial areas
and less intense uses. The proposed daycare can help act as a buffer between the proposed
Gateway Marketplace to the west and the rural residences to the east.
. "Ensure the ease of mobility of people and goods by implementing access control measures
on major transportation corridors. (Chapter Vll, Uoal2, Objective A, Action 6)
Staff finds that the construction of the proposed Allys way will increase circulation in this
area of the city and help to reduce the number of access points to Ustick Road.
Staff believes that the proposed day care center use is consistent with the Comprehensive Plan. Staff
recommends that the Commission rely on any verbal or written testimony that may be provided at the
public hearing when determining if the applicant's request is appropriate for this property.
9. ZONING ORDINANCE
a. Allowed Uses in the Commercial Districts: UDC Table 1l-2B-2lists the permitted, accessory,
and conditional uses in the C-G zoning district. Day care centers are an accessory or
conditional use in the C-G zone.
b. Purpose Statement of Zone: The purpose of the Commercial Districts is to provide for the
retail and service needs of the community in accord with the Meridian Comprehensive Plan.
Four Districts are designated which differ in the size and scale of commercial structures
accommodated in the district, the scale and mix of allowed commercial uses, and the location
of the district in proximity to streets and highways.
c. General Standards: No dimensional modifications are being requested for the proposed
development. There are several day care standards listed in UDC 11-4-3.9. Analysis of these
specific use standards are provided in Section 10 below.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
UDC 11-4p 3.9 lists the following standards for all Day Care Facilities:
Una Mas Daycare CUP-06-033
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMEBR2, 2006
1. In determining the type of day care facility, the total number of children cared for during the
day and not the number of children at the facility at one time, is the determining factor. The
operator's children are excluded from the number.
The proposed daycare facility is projected accommodate up to 75 children. Becaui':e more
than 12 children will be at the facility, this is a day care center.
2. On-site vehicle pickup, parking and turnaround areas shall be provided to ensure safe
discharge and pickup of clients.
The applicant is not proposing to designate a drop off/pickup area_ All parents/guardians will
be required to park in a striped stall and go in to pick-up the children. The proposed parking
lot was designed in accordance with the City's current standards for parking lot dimensions.
There is 25 feet between stalls; sufficient area to maneuver. Staff recommends that the
applicant be required to install signs on both sides of the entrance to the north parking lot.
within the landscape planters. that state: "Vehicles must park in desilnlated stalls only". This
should prevent cars from parking/waiting in the drive aisles, otherwise blocking parked cars
from exiting the site efficiently.
3. The decision-making body shall specify the maximum number of allowable clients and hours
of operation as conditions of approval.
Staffrecommends that the Commission allow up to 75 children to use the subject facility, as
requested. Staff further recommends that the hours of operation for this business be limited
from 6:00 a.ill. to 10:00 p.m. to provide sufficient time in the mornings and evening for
parents to drop off and pick up their children.
4. The applicant or owner shall secure and maintain a Basic Day Care License from the State of
Idaho Department of Health and Welfare - Family and Children's Services Division.
Staff is including this condition within Exhibit B.
5. In residential districts or uses adjoining an adjacent residence, the hours of operation shall be
between 6:00 a.m. to 11 :00 p.m. This standard may be modified through approval of a
Conditional Use Permit.
See Standard #3 above.
Additional standards for day care facilities that serve children:
1. All outdoor play areas shall be completely enclosed by minimum six-foot (6') non-scalable
fence to secure against exit/entry by small children and to screen abutting properties. The
fencing material shall meet the swimming pool fence requirements of the Building Code in
accord with Title 10 of the Meridian City Municipal Code.
The applicant is proposing to fence the outdoor play area, but does not specify the type of
fencing to be used. The applicant should address the type of fencing proposed at the public
hcaring and consider the following Staff recommendations: The applicant is required to
construct a 6.foot tall fence. in accordance with the provision listed above. Staff recommends
that any play area fence adiacent to a parkinl!: lot or drive aisles b~_ 6-feet tall. open-vislQ[J.,
non-scaleable material. Any fencinl!: adiacent to neil!:hborinl! structures or property lines
should be 6-feet tall. closed-vision. non-scaleable material.
2. Outdoor play equipment over six feet (6') high shall not be located in a front yard or within
any required yard.
Although no play equipment over six feet in height are currently proposed Staff is including
this restriction within Exhibit B.
Una Mas Daycare CUP-06-033
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMEBR 2,2006
3. Outdoor play areas in residential districts adjacent to an existing residence shall not be used
after dusk.
Staff is including this condition within Exhibit B.
Site Plan: When the subject property was originally annexed into the City (Una Mas Annexation
AZ-05-061) there was a requirement in the development agreement that the applicant should
work with ACHD to determine if a public frontage road should be provided at the southern
boundary of the this property. At the time the applicant submitted this application for a
Conditional Use Permit they included the public frontage road in their design because ACHD had
not yet decided weather or not it was needed. During subsequent discussions with ACHD it
became clear that this public frontage road at the southern boundary ofthe property would not be
required. Due to this decision by ACHD the applicant gained more property to work with at the
southern portion of this parcel, where the daycare is to be located. The applicant has also been
working with ACHD to acquire a remnant piece of land that will be left over after the
construction of Allys Way. This remnant piece abuts the applicants eastern property line and if
acquired would provide them with public street frontage on the proposcd Allys Way.
Due to these recent developments concerning the road placement and possible land acquisition,
the applicant has expressed some desire to modify the location of the building pad, and parking
lot configuration. While this request may be somewhat unusual, Staff recognizes the uniqueness
of this situation and rccommcnds that the applicant be given some flexibility as to the exal,;t
location of the daycare building. Staff is confident that minor changes to the building pad location
and parking lot design will not affect the conditions of approval or analysis in this staff report. To
ensure that any future changes to the site plan are in substantial compliance with the daycare
standards and conditions of approval Staff is requiring that the applicant obtain a Certificate of
Zoning Compliance permit.
Certificate of Zoninl! Compliance (CZC): Prior to submittal of this CUP application the applicant
applied for amI ubtained a Certificate of Zoning Compliance (CZC-06-162) to construct a shell
building on this location. At the time the applicant was uncertain who the tenant of this building
would he, but they moved forward with Certificate of Zoning Compliance to instigate the
construction of the proposed collector roadway Allys Way. After receiving approval for this
CZC, the applicant found out that a daycare center was interested in the building, which triggered
the subject CUP application. Due to the applicant's request for some flexibility with the site
design (as described above), and the additional requirements for daycares that are included in this
report, Staff believes that the applicant should be required to submit an amendment to the
approved CZC-06~162. This requirement would give the applicant time to fmalize their dealings
with ACHD and decide upon an exact location and site design for the proposed daycare. This
requirement would also allow Staff to ensure that all construction, alterations and/or the
establishment of a new use complies with all of the provisions of the UDC and subj ect CUP. If
the applicant proposes changes that are not in substantial compliance with UDC standards or the
conditions of approval of the subject CUP they should be required to submit a new CUP and CZC
application.
Access: The development agreement in affect for this property restricts the existing driveways
along Ustick Road for construction purposes only. Prior to occupancy of the daycare, access
should be provided to the building from either the Gateway Market Place project to the west or
from the ACHD property and Allys Way to the east. In either case written proof of a recorded
cross access agreement should be provided to the Planning Department prior to occupancy of the
daycare center. If the applicant is able to acquire the remnant ACHD property they would have
public street frontage along Allys Way and would not need a cross access agreement to the east.
Una Mas Daycare CUP-06-033
PAGE 7
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMEBR 2, 2006
The applicant should also provide connections between the drive aisle to the north of the
proposed daycare and the proposed drive aisle and cross access that will he extended from the
Gateway Marketplace to the southwest corner of the subject property. This southernmost cross
access point and drive aisle should be shown on any future plat or CZC that includes the southern
section of the property.
Elevations: The elevations submitted with this application seem to be appropriate for a day care
center in this location. The applicant should be required to construct the building in general
compliance with the submitted elevations.
Private Street Application: Due to the building location both Planning Staff and the Fire
Department believes that the applicant should be required to submit a private street application
for the drive aisle to the north of the day care building. There will he several buildings that will
use this drive aisle for access. A private street application, which is approved administratively by
the Planning Department, will allow for this main drive aisle to be named and signed which
provides more efficient access for emergency vehicles and the public. The applicant should
submit the private streets application prior to occupancy of the building. A temporary
construction address may be provided to the building off of Allys Way until thc private street is
completed and the daycare can be given a permanent address.
b. Staff Recommendation: Staff reconunends approval of CUP-06-033 for Una Mas Daycare presented
in the Staff Report for the hearing date of November 2,2006 based on the Findings of Fact as listed in
Exhibit C and subject to the conditions of approval as listed in Exhibit B.
11. EXHmITS
A. Drawings
1. Date of CUP Site Plan: June 29, 2006
2. Datc of Landscape plan: August 15, 2006
3. Date of Building Elevations: July 6,2006
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Firc Dcpartment
4. Police Department
5. Sanitary Services
6. Central District Health Department- Environmental Health Division
7. Ada County Highway District
C. Required Findings from Unified Dcvclopmcnt Codc
Una Mas Daycare CUP-06-033
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMEBR 2,2006
A. Drawings
1. CUP Site Plan (dated: June 29, 2006)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMEBR 2,2006
2. CUP Landscape Plan (dated: August 15,2006)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMEBR 2, 2006
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 The applicant shall comply with all conditions of approval and development agreement for the
Una Mas annexation (AZ-05-061)
1.2 The applicant shall be allowed to care for up to 75 children per day.
1.3 The applicant shall be required to install signs on both sides of the entrance to the west parking
lot, within the landscape planters, that state: "Vehicles must park in designated stalls only"
1.4 The hours of operation for this business shall be limited from 6:00 a.m. to 10:00 p.m.
1.5 Prior to operation of the day care facility, the applicant or owner shall secure and maintain a
Basic Day Care License from the State ofIdaho Department of Health and Welfare - Family and
Children's Services Division. Proof of said license shall be provided to the Planning Department
prior to release of occupancy of this building for a day care use.
1.0 The applicant is required to constmct a minimum six-foot (6') non-scalable fence to secure
against exit/entry by small children and to screen abutting properties. Fencing adjacent to parking
lots or drive aisles shall be 6-feet tall, open-vision, non-scaleable material. Fencing adjacent to
neighboring stmctures or property lines shall be 6-feet tall, closed-vision, non-scaleable material.
1.7 Outdoor play equipment over six feet (6') high shall not be located in a front yard or within any
required yard.
1.8 Outdoor play area(s) shall not be used after dusk.
1.9 To ensure that all of the conditions of approval for CUP-06-033 are complied with, the applicant
shall be required to submit an amendment to the approved Certificate of Zoning Compliance
(CZC-06-162) for this building. This amendment shall include all of the conditions of approval
described in this report and any modifications to the approved site plan and landscape plan. Any
modifications to the site design shown in this CUP application and CZC-06-162 shall be clearly
shown on the amended plans. If these changes are not in substantial compliance with the
conditions of approval in this report the applicant shall be required to submit a new CUP
application and CZC application for the proposed daycare.
1.10 Prior to occupancy of the daycare, vehicular access shall be provided to the building from either
the Gateway Market Place project to the west or from the ACHD property and Allys Way to the
east. In either case written proof of a recorded cross access agreement shall be provided to the
Planning Department prior to occupancy ofthc daycarc center. NOTE: Ifthc applicant is able to
acquire the remnant ACHD property they would have public street frontage along Allys Way and
would not need a cross access agreement to the east. In this instance, proof of ownership will be
required.
1.11 Any future Plat or CZC application for this property shall show a connection between the drive
aisle to the north of the proposed daycare and the proposed drive aisle and cross access that will
be extended from the Gateway Marketplace to the southwest comer of the subject property
1.12 The building shall be constructed in general compliance with the elevations (dated: July 6,2006)
submitted with this application.
1.13 The applicant shall have a maximum of 18 months to commence the use as permitted in accord
with the conditions of approval listed above. If the business has not begun within 18 months of
approval, a new conditional use permit must be obtained prior to operation.
Exhibit B Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMEBR 2,2006
1.14 Prior to occupancy of the building, the applicant shall submit application and obtain approval for
a private street for the main drive ai~le to the north of the daycare, from the Planning Department.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development shall be from main line extensions from Ustick Road.
The applicant shall install mains to and through this development, coordinate main size and
routing with the Public Works Department, and execute standard forms of easements for any
mains that are required to provide service. Minimum cover over sewer mains is three feet, if
cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in
conformance of City of Meridian Public Works Departments Standard Specifications.
2.2 Water service to this site shall be from main line extensions from Ustick Road. The applicant
shall be responsible to install water mains to and through this development, coordinate main size
and routing with Public Works.
2.3 Any potential reimbursement agreements must comply with all requirements of City Code 9.1.13
and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being finalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
2.4 Per 11-3A-15 of the UDC this devclopmcnt shall provide pressurized irrigation. The applicant
shall be required to use any surface water available.
2.5 The City of Meridian requircs that prcssurizcd irrigation systems be supplied by a year-round
source of water (UDC 11-3A-6). The applicant should be required to use any existing surface
water for the primary source. If a surface source is not available, a single-point connection to the
culinary water system shall be required. If a single-point connection is utilized, the developer will
be responsible for the payment of assessments for the common areas prior to signature on the
final plat by the City Engineer.
2.6 The applicant shall coordinate fire hydrant placement with the Public Works Department during
plan review.
2.7 During plan review a looped system may be required to achieve adequate fire flows.
2.8 The applicant shall provide a 20.foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants).
2.9 Sewer, water, pressurized irrigation, and any life safety development improvement shall receive
final approval prior to occupancy. Other required development improvements such as fencing,
micro.paths, and landscaping may be bonded for prior to obtaining certificates of occupancy.
2.10 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process.
2.11 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.12 Applicant shall be responsible for application and compliance with and NPDES Pennitting that
may be required by the Environmental Protection Agency.
2.13 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.14 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
Exhibit B Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMEBR 2,2006
3. FIRE DEPARTMENT
3.1 Final 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 of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire HydrantR Rhall have the 4 W' 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 specifications.
d. Fire Hydrants shall be placed on corners when spacing pennits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.3 All entrance and internal roads and alleys shall have a turning radius of 28' 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.
3.5 Commercial and office occupancies will rcquirc a frre-flow consistent with the International Fir~
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.6 The fire department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and efficient
response by fire and emei-gency medical servif,;~ v~hides. This cost of this installation is to be
borne by the developer.
3.7 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
m~asured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped throughout
with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or
903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 6UU feet (183 m).
b. For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3 .1.1 or 903.3 _1.2, the distance requirement shall be 600 feet
(183 m).
3.8 All Daycares with 7 or more children must pass an inspection using the criteria of the Idaho State
Fire Marshal. If the applicant has concerns about meeting the State Fire Marshal criteria an
inspection will be completed at a cost of $20.
Exhibit B Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMEBR 2,2006
3.9 Provide a Knox box entry system for the complex prior to occupancy
3.10 The drive aisle to the nOl1h o[tht: daycare shall be l!iven a name to ensure that it is properly
addressed.
4. POLICE DEPARTMENT
4.1 Fences for outdoor play areas adjacent to drive aisles and parking lots are to be open-vision.
4.2 All trees near play areas shall have a minimum seven foot canopy.
4.3 The proposed development shall limit landscaping shrubs and bushes to species that do not
exceed three feet in height.
5. SANITARY SERVICES
5.1 SSC did not provide any comments on this application.
6. CENTRAL DISTRICT HEALTH DEPARTMENT-ENVIRONMENTAL HEALTH DIVISION
6.1 Applicant will suhmit plans for child care eenter to Central District Health Department for
review.
6_2 Contact Susan Simmons at CDHD for lie ensure requirements.
7. ADA COUNTY HIGHWAY DISTRICT (DRAFT COMMENTS FOR czc-06-162)
7.1 Enter into a Development Agreement with the District to provide for the design and construction
of Allys Way to a full 46- foot street section with curb, gutter and sidewalk on both sides from
Ustick Road south approximately 1,355-feet. The District should be responsible for the cost of
curb, gutter and sidewalk on the east side of Allys Way and 18-feet of pavement to complete the
road section. The Development Agreement should be executed prior to approval of this
certificate of zoning compliance. The Development Agreement shall also include the negotiated
location of access to Allys Way, across District property.
7.2 Construct a 5-foot concrete sidewalk no closer than 5-feet from the existing back of curb for
Ustick Road. Any part of the sidewalk that is constructed outside of the right-of~way, should have
a public access easement.
7.3 Comply with all Standard Conditions of Approval.
8. PARKS DEPARTMENT
8.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (UDC 11-3B-1O) will be followed.
8.2 Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (UDC 11-3B-IO) will be followed.
Exhibit B Page 4
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMEBR 2, 2006
C. Required Findings from Unified Development Code
CUP 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.
The proposed use on this site can accommodate and meet all dimensional and development
regulations regarding day care facilities. Staff is supportive of the layout for the proposed parking
plan and traffic flow pattern for this use.
Parking stalls are required at the ratio of one space per 500 square feet of gross floor arca in
commercial districts (UDC 11.3C-6). Per this requirement, 13 stalls are required. There are 18
parking stalls provided on this site, with designated handicap accessible stalls. This provision
exceeds the City's minimum parking stall ratio. Staff finds that the project should have ample
parking.
Staff finds that the subject property is large enough to accommodate the required yards
(setbacks), parking, landscaping and other features required by the ordinance. Staff recommends
the Commission rely on Staff's analysis, and any oral or written public testimony provided when
determining ifthis 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.
Staff finds that the designated Comprehensive Designation for this property is Mixed Use-
Regional. The property has existing C-G zoning and is consistent with the Comprehensive Plan
for this area. The proposed use is generally harmonious with the requirements of the UDC (see
Section 10, Analysis above for more information regarding the requirements for day care
facilities in City Code.)
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.
Staffis generally supportive of the site plan design. Within the text of the Comprehensive Plan,
day cares are used as example uses within mixed use - regional areas.
Staff finds that if the applicant complies with the conditions outlined in this report, the general
design, construction, operation, and maintenance of a day care facility should be compatible with
other uses in the general neighborhood and with the existing and intended 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 that if the applicant complies with the conditions outlined in this report, the proposed
day care use will not adversely affect other property in the area. The Commission should rely
Exhibit C Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMEBR 2, 2006
upon any public testimony provided to detennine if the development will adversely affect the
other property in the vicinity.
5. That the proposed use will be served adequately by essential public facilities and
services sucb as highways, streets, schools, parks, police and fire protection, drainage
structures, refuse disposal, water, and sewer.
Staff finds that sanitary sewer, domestic water, refuse disposal, and irrigation are currently
available to the subject property. Please refer to any comments prepared by the Meridian Fire
Department, Police Department, Parks Department, Sanitary Services Corporation and ACHD.
Based on comments from other agencies and departments, Staff finds that the proposed use will
be served adequately by all of the public facilities and services listed above.
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.
If approved, the applicant will be financing any improvements required for development. Staff
finds there will not be excessive additional requirements at public cost and that the proposed use
will not be detrimental to the community's economic welfare.
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 recognizes that traffic and noise will increase with the approval of a day care facility in this
location; however, Staff does not believe that the amount generated will be detrimental to the
general welfare of the public. Staff does not anticipate the proposed use will create excessive
noise, smoke, fumes, glare, or odors. Staff finds that the proposed use will not be detrimental to
people, property or tht: gt:neral welfare of the 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.
Staff finds that there should not be any health, safety or environmental problems associated with
this subdivision that should be brought to the Commission's attention. Staff finds that the
proposed use will not result in the destruction, loss or damage of any natural, scenic or historic
feature of major importance.
Exhibit C Page 2