HomeMy WebLinkAboutPZ - Staff Report for 10-3 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--,
DEPARTMENT REPORT
HEARING 10/3/2024 Legend --------------- [�
DATE: Project Location I
TO: Planning&Zoning Commission -:Area of impact m
}= City Limits
FROM: Linda Ritter,Associate Planner O Analysis
208-884-5533 1.
lritter@meridiancity.org
APPLICANT: Sandee Transtrum,Biltmore Co.
SUBJECT: H-2024-0036
Cedar Springs Animal Care Facility- 41
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CUP
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LOCATION: 4759 N. Summit Way, located in the Wk
'/2 of the NE '/4 of SEC 36, TAN,R.1 W �
I. PROJECT OVERVIEW
A. Summary
A Conditional Use Permit to develop a 4,450 square foot animal care facility offering
general practices such as examinations and small procedures on 0.249-acres of land in the
L-O zoning district.
B. Issues/Waivers
None
C. Recommendation
Staff: Staff recommends approval of the conditional use permit with the conditions noted in
Section IV below.
D. Decision
Select: Pending.
City of Meridian I Department Report 1. Project Overview
IL COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Vacant -
Proposed Land Use(s) Animal Care Facility -
Existing/Proposed Zoning Vacant/L-O VI.A.2
Future Land Use Designation Office VI.A.3
Table 2: Process Facts
Description Details
Preapplication Meeting date Tuesday,May 21,2024
Neighborhood Meeting 8/8/2024;6 attendees
Site posting date (Click or tap to enter a date)
Table 3: Community Metrics
Agency/Element Description/Issue Reference
Ada County Highway District IV.D
• Comments Received Yes, Staff Report -
• Commission Action Required No -
• Access N. Summit Way via W.McMillan Road -
• Traffic Level of Service (Description of level of service or performance indicators) -
ITD Comments Received (Yes/No, Staff Report or Other IVY
Meridian Fire No Comments Error!
Reference
source not
found.
Meridian Police No Comments Error!
Reference
source not
found.
Meridian Public Works Wastewater Distance to Mainline: Sewer service available to the site; IV.B
Impacts or Concerns: See Public Works site specific
conditions.
Meridian Public Works Water Distance to Mainline: Water available at the site;Impacts IV.B
or Concerns:None—Ensure no trees are located within 10'
of the water meter.
See City/Agency Comments and Conditions Section for all department/agency comments received.
City of Meridian I Department Report II. Community Metrics
Figure 1: One-Mile Radius Existing Condition Metrics
Reference Parcel: R1333210170 Date Retrieved:2024/9/11
Parcel Count Parcel Acreage Infill Indicator:
Surrounding Area
a,o7
40 2% Not City
2,235 1,681. 41 ® City Limits
5 Not City
Household Change Household & Population Growth
• Households 172020
Population Change:4.7% Population ■Growth
(Household and Population Change
since 2010 Decennial) 10,000 20,000 30,000
Use Types Residential Addresses All Addresses
Single-familv is
1%
11% 2%
Multi-family g o
® Commercial
Preliminary Plats(last 5-years) Conditional Use Permit(last 5-years)
Proposed Proposed
Pending Pending
Approved Approved
0 200 400 600 800 0 100 200 300
Single-family ❑ Multi-family
Notes: See VII.Additional Notes&Details for Staff Report Maps,Tables,and Charts.
City of Meridian I Department Report II. Community Metrics
Figure 3: Service Impact Summary
ImpactService • •
Ready
Marginal
Caution
o\`oe � y� o� � \ `\Ae
a
Notes: See VII.Additional Notes&Details for Staff Report Maps,Tables,and Charts.
City of Meridian I Department Report II. Community Metrics
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. General Overview
This property is designated Office on the Future Land Use Map(FL UM) in the Comprehensive
Plan. This designation is meant to provide opportunities for low-impact business areas. These
uses would include professional offices, technology and resource centers; ancillary commercial
uses may be considered(particularly within research and development centers or technological
parks).
The existing Cedar Springs subdivision is zoned L-O and contains twelve (12) commercial lots in
which seven (7) of the buildings are completed or underway. The uses include personal or health
services. Cedar Spring Lot 18, a .249-acre parcel, is located in the center circle of this business
complex and has commercial buildings, drive lanes, and parking stalls buffering it from the
residential lots on all sides.
Table 4: Project Overview
Description Details
History AZ-00-019,PP-00-018,DA(Inst.# 102067381),RZ-03-013 DA(Inst.#
105058639),Preliminary Plat(PP-02-027)DA(Inst.# 103192357),PP-03-
044,and FP-04-012
B. History and Process
The property was approved for annexation and zoning of 81.54 acres of land to R-8 and L-O
zones for the Cedar Springs North Subdivision in 2002. All utilities, roadways,pathways,
perimeter and street landscaping has been installed.
This lot is part of Cedar Springs Subdivision No. 5 which consist of twelve(12) commercial
building lots and five (5) common lots on 8.55 acres.
C. Site Development and Use Analysis
A Conditional Use Permit is requested to develop a 4,450 square foot animal care facility
offering general practices such as examinations and small procedures on 0.249-acres of land in
the L-O zoning district as required by UDC Table 11-2B-2. No overnight boarding is being
proposed.
The applicant states as the population of Meridian continues to grow, the need for additional pet
care for residents is limited. Foothill Veterinary Clinic will be a neighborhood clinic with general
business operating hours, never before 6 am or after 10 pm, to treat general pet health and small
procedures, no boarding services will be available and pet outdoor access will be confined to a
small fenced area under staff supervision as needed. Additional noise insulation and landscaping
will be used on this building to ensure the Foothill Veterinary Clinic will be a valued addition to
the surrounding community and neighbors.
Per UDC 11-4-3, all animals shall be indoors at all times, except when being exercised.At such
times, animals shall be under the supervision and direct control of a caretaker. The animals
cannot be released outside within the fenced area without supervision.
1. Existing Structures/Site Improvements (UDC 11-1):
There are no existing structures on this site. All the perimeter landscaping and roads have
been installed with the plat.
City of Meridian I Department Report III. Staff Analysis
2. Proposed Use Analysis (UDC 11-2):
The proposed use `Animal Care Facility"is an allowed use with an approved conditional
use permit.
3. Dimensional Standards (UDC 11-2):
The proposal meets the dimensional standards for setbacks, landscape buffers,parking
requirements, landscape requirements and maximum building height for the L-O zoning
district.
4. Specific Use Standards (UDC 11-4-3):
1. All animals shall be indoors at all times, except when being exercised.At such times,
animals shall be under the supervision and direct control of a caretaker.
The applicant is proposing to install a wooden privacy fenced area are located on the
southeast side of the building to ensure animal safety. This area will be used to walk the
animals while in the hospital care in a safe environment and to prevent escape and/or
injury to the animals.
2. The facility owner and/or operator shall comply with all state and local regulations
relative to such a facility and shall maintain housekeeping practices designed to prevent
the creation of a nuisance and to reduce noise and odor to a minimum.
The animals will be indoors at all times except when exercising. All animal waste shall
be maintained and discarded in a manner that minimizes odor.
D. Design Standards Analysis
1. Existing structure and Site Design Standards (Comp Plan 3.07.02A, Comp Plan 5.01.02D
UDC 11-3A-19):
Require pedestrian circulation plans to ensure safety and convenient access across large
commercial and mixed-use developments.
Require appropriate building design, and landscaping elements to buffer, screen, beautify,
and integrate commercial, multifamily, and parking lots into existing neighborhoods.
Buildings shall be designed in accord with the "City of Meridian Architectural Standards
Manual."
There are no existing structures on this site. Sidewalks, landscaping and parking were
installed with development of Cedar Springs Subdivision No. 5.
Per UDC 11-3A-19 pedestrian walkways shall provide a continuous walkway that is a
minimum of five (5)feet in width from the perimeter sidewalk to the main building
entrance(s)for nonresidential uses. The internal pedestrian walkway shall be distinguished
from the vehicular driving surfaces through the use of pavers, colored or scored concrete, or
bricks.
2. Landscaping (UDC 11-3B):
All the perimeter, buffer and parking lot landscaping were installed with the development of
Cedar Springs Subdivision No. 5.
3. Parking (UDC 11-3C):
Off-street vehicle parking is required per the standards listed in UDC 11-3C-6B.1.
i. Nonresidential parking analysis
Per UDC 11-3C commercial buildings require one (1)parking space for every five
hundred(500)square feet of gross floor area. The total number of parking spaces
City of Meridian I Department Report III. Staff Analysis
required is nine (9). The applicant is proposing twenty-seven (27)parking spaces which
exceeds the required number parking spaces for this proposal.
ii. Bicycle parking analysis
Per UDC 11-3C-6.G One (1) bicycle parking space shall be provided for every twenty-
five(25)proposed vehicle parking spaces or portion thereof, except for single-family
residences, two-family duplexes, and townhouses. Based on the twenty-seven (27)
parking spaces provided, a total of one bicycle parking space is required.
4. Building Elevations (Comp Plan 5.01.02D, Architectural Standards Manual):
Conceptual building elevations were submitted for the proposed structure as shown in
Section III. Building materials consist of stucco, shingle roof, anodized aluminum storefront,
stone veneer and accent paint. Final design is required to comply with the design standards
in the Architectural Standards Manual and recorded development agreement.
The Comprehensive Plan's goal is to require appropriate building design, and landscaping
elements to buffer, screen, beautify, and integrate commercial, multifamily, and parking lots
into existing neighborhoods.
5. Fencing(UDC 11-3A-6, 11-3A-7):
The applicant is proposing to install a four(4)foot high vinyl fence for the enclosed dog
area.
E. Transportation Analysis
1. Access (Comp Plan 6.01.02C, UDC 11-3A-3, UDC 11-3H-4):
Access to the property is from N. Summit Way via N.McMillan Road.
2. Multiuse Pathways (UDC 11-3A-5):
There is an existing multi-use pathway along W. McMillan Road.
3. Pathways (Comp Plan 4.04.0IA, UDC 11-3A-8):
Ensure that new development and subdivisions connect to the pathway system. Pathways
currently exist for this development. No new pathways are required.
4. Sidewalks (UDC 11-3A-17):
Sidewalks along N. Summit Way and on the lot currently exist for this development.
F. Services Analysis
All utilities shall meet the requirements of the Comprehensive Plan and UDC sections identified
below.
1. Pressurized Irrigation (UDC 11-3A-15):
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water(UDC 11-3B-6). The applicant should be required to use any existing surface
or well water for the primary source. If a surface or well 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 prior to receiving development plan approval.
2. Storm Drainage (UDC 11-3A-18):
The applicant shall design and construct and adequate storm drainage system in accordance
with the city's adopted standards and shall follow Best Management Practice as adopted by
the city.
City of Meridian I Department Report III. Staff Analysis
3. Utilities (Comp Plan 3.03.03A, UDC 11-3A-21):
Ensure development is connected to City of Meridian water and sanitary sewer systems and
the extension to and through said developments are constructed in conformance with the City
of Meridian Water and Sewer System Master Plans in effect at the time of development. All
utilities are available to the site. Water main, fire hydrant and water service require a twenty-
foot(20)wide easement that extends ten(10) feet past the end of main,hydrant, or water
meter.No permanent structures,including trees are allowed inside the easement.
Water and sewer services were installed with the construction of Cedar Springs Subdivision
No. 5 and stubbed to the parcel. Street lights were installed within the development and along
N. Summit Way. No additional street lights are being proposed with this development. There
are existing fire hydrants at the corner off. Summit Way and Havasu Falls Street and
existing fire hydrants within the Cedar Springs North Business Park.
IV. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
I. Future development of this site shall comply with the previous conditions of approval and
terms of the existing Development Agreement and the conditions contained herein [AZ-00-
019,PP-00-018,DA(hist.# 102067381),RZ-03-013 DA(Inst. # 105058639), Preliminary
Plat(PP-02-027)DA(Inst.# 103192357),PP-03-044, and FP-04-012].
2. The proposed project shall comply with the standards listed in UDC 11-4-3-22 for animal
care facilities.
3. All animals shall be indoors at all times, except when being exercised. At such times, animals
shall be under the supervision and direct control of a caretaker.
4. The hours of operations shall be limited to 6:00 a.m. to 10:00 p.m. per UDC 11-2B-3B.
5. Protect the existing landscaping on the site during construction,per UDC 11-3B-10.
6. 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 structures shall comply with the standards listed in UDC 11-3A-19; the design
standards listed in the Architectural Standards Manual.
7. The applicant shall coordinate with Republic Services for the appropriate size and location of
the proposed trash enclosure. The trash enclosure shall be relocated away from the residential
development.
8. The applicant and/or assigns shall have the continuing obligation to provide irrigation that
meets the standards as set forth in UDC I 1-313-6 and to install and maintain all landscaping
as set forth in UDC 11-313-5,UDC 11-313-13 and UDC 11-313-14.
9. 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 11-5B-6F.
B. Meridian Public Works
See public record(copy the link into a separate window)
https://weblink.meridiancity.org/WebLink/Browse.aspx?id=362078&dbid=0&repo=MeridianCit
X
City of Meridian I Department Report IV. City/Agency Comments & Conditions
C. Meridian Park's Department
No multi-use pathways requirements
D. Ada County Highway District(ACHD)
See public record(copy the link into a separate window)
https:llweblink.meridiancity.ory WWebLink/Browse.aspx?id=362078&dbid=0&repo=MeridianCit
Y
E. Idaho Transportation Department(ITD)
See public record(copy the link into a separate window)
https://weblink.meridiancity.org/WebLink/Browse.aspx?id=362078&dbid=0&repo=MeridianCit
Y
V. FINDINGS
A. Conditional Use (UDC 11-5B-6E)
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.
Stafffinds 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 the proposed veterinary hospital will be harmonious with the Comprehensive Plan
and is consistent with applicable UDC standards with the conditions noted in Section IV 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.
Stafffinds the proposed 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.
Stafffinds the proposed use will not adversely affect other properties in the vicinity if it
complies with the conditions in Section IV 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.
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.
Stafffinds 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.
City of Meridian I Department Report V. Findings
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.
Stafffinds 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.
Staff finds the proposed use will not result in the destruction, loss or damage of any such
features.
9. Additional findings for the alteration or extension of a nonconforming use:
This finding is not applicable.
10. That the proposed nonconforming use does not encourage or set a precedent for additional
nonconforming uses within the area; and,
This finding is not applicable.
11. That the proposed nonconforming use is developed to a similar or greater level of conformity
with the development standards as set forth in this title as compared to the level of
development of the surrounding properties.
This finding is not applicable.
VI. ACTION
A. Staff:
Staff recommends approval of the conditional use permit with the conditions noted in Section IV
below.
B. Commission:
Pending
City of Meridian I Department Report VI. Action
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5. Map Notes
Recent Area Preliminary Plats:
Nearby Recent Preliminary Plats(2018+)
H-2016-0112 H-2017-0104
Recent Area Conditional Use Permits
Nearby Recent Conditional Use Permits (2018+)
H-2020-0123
B. Subject Site Photos
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City of Meridian Department Report VI. Exhibits
C. Service Accessibility Report
PARCEL R1333210170 SERVICE ACCESSIBILITY
Overall Score: 35 65th Percentile
Location In City Limits GREEN
Extension Sewer Trunkshed mains < 500 ft. from parcel GREEN
Floodplain Either not within the 100 yrfloodplain or > 2 acres GREEN
r
Emergency Services Fire Response time < 5 min. GREEN
Emergency Services Police Meets response time goals most of the time GREEN
Pathways Within 1/4 mile of current pathways GREEN
Transit Not within 1/4 of current or future transit route 6REDA
Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets YELLOW
plan) > existing (# of lanes) & road IS in 5 yr work plan
School Walking Proximity within 1/2 mile walking ' GREEN
Either a High School or College within 2 miles OR a
School Drivability Middle or Elementary School within 1 mile driving GREEN
(existing or future)
Either a Regional Park within 1 mile OR a Community F
Park Walkability Park within 1/2 mile OR a Neighborhood Park wit'-'- GREEN
1/4 mile walking
City of Meridian I Department Report VI. Exhibits
D. Site Plan(date: 6/19/2024)
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City of Meridian Department Report VI. Exhibits
E. Landscape Plan(date: 6/24/2024)
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City of Meridian Department Report VI. Exhibits
F. Building Elevations(date: 6/24/2024)
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City of Meridian Department Report VI. Exhibits
VII. ADDITIONAL NOTES & DETAILS FOR STAFF REPORT MAPS,TABLES,AND CHARTS
(link to Community Metrics)
A. One-Mile Radius Existing Condition Notes
This data is automatically derived from enterprise application and GIS databases, and exported
dynamically. Date retrieved notes generally reflect data acquired or processed within the last 30-
days. Analysis is based on a one-mile radius from the centroid of the identified parcel. Parcel
based data excludes certain properties and represents land as it exists now. Properties considered
are only those with a total assessed value greater than 0(i.e. excludes most HOA area,transitional
development, government, and quasi government facilities). The following values also constrain
included property acreage to reduce outliers and non-conforming instances from distorting
averages: R-2< 5.0; R-4<2.0; R-8 < 1.0; R-15 <0.5; R-40<0.25.
Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as
they may be for the same project, approved at different times through multiple application types.
Consider each independently or review prior application approvals. Some approved entitlements,
and particularly older ones,may be constructed.
Decennial population counts and household counts are based on the most recent Decennial
Census. Current population and current household values are COMPASS estimates,usually for
the year previous, and are based on traffic analysis zone boundaries(TAZ's).
B. Mixed Use Analysis Notes
This data is derived from enterprise application and GIS databases, and exported dynamically.
Data considered for analysis are only those areas overlapping the overall Mixed Use boundary
area. Mixed Use areas across arterial roadways are distinct, separate, and not considered as they
do not meet the mixed use principles in the Comprehensive Plan(e.g.pedestrian safety,
transportation efficiency, etc.). Mixed Use parcel areas may be greater or smaller than the future
land use area designation boundary due parcel size, configuration,right-of-way, and other factors.
Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as
they may be for the same project, approved at different times through multiple application types.
Consider each independently or review prior application approvals.
C. Service Assessment Notes
This data is derived from enterprise application and GIS database, and exported in dynamic
reporting. The system references the most recent available from a variety of sources including
sewer main lines, sewer trunksheds, floodplain, fire service areas and response times,police
crime reporting,pathway information, existing and planned transit, existing and planned roadway
improvements, school proximity,park proximity, and other resources.
The overall score represents the total points scored using weighted criteria(it is not a ranked
order), and the percentile score is relative comparison value of the parcel being considered versus
every other parcel in the City(the higher the better). This tool was developed as a City Council
prioritized outcome of the 2019 Comprehensive Plan.
D. ACHD Roadway Infographic Notes
The Ada County Highway District utilizes a number of planning and analysis tools to understand
existing and future roadway conditions.
• Existing Level of service(LOS).LOS indicator is a common metric to consider a
driver's experience with a letter ranking from A to F.Letter A represents free flow
conditions, and on the other end Level F represents forced flow with stop and go
conditions. These conditions usually represent peak hour driver experience. ACHD
considers Level D, stable flow,to be acceptable. The LOS does not represent conditions
City of Meridian I Department Report VII. Additional Notes&Details for Staff Report
Maps,Tables, and Charts
for bikes or pedestrians, nor indicate whether improvements: are possible; if there are
acceptable tradeoffs; or if there is a reasonable cost-benefit.
• Integrated Five Year Work Plan (IFYWP).The IFYWP marker(yes/no) indicates
whether the specified roadway is listed in the next 5-years. This work may vary, from
concept design to construction.
• Capital Improvement Plan(CIP).The CIP marker(yes/no)indicates whether the
specified roadway is programmed for improvement in the next 20-years.
City of Meridian I Department Report VII. Additional Notes&Details for Staff Report
Maps,Tables, and Charts