HomeMy WebLinkAboutCC - Commission Recommendation and Staff Report 11-12 E IDIAN --
STAFF REPORT .►a H o
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 11/12/2024 Legend
DATE:
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LI Pr, jeat Lorca fior
TO: Mayor&City Council
FROM: Sonya Allen,Associate Planner
208-884-5533 �®
SUBJECT: Treasure Valley Athletic Center—
MCU,MDA
MCU-2024-0003 IT
H-2024-0033
LOCATION: 1250& 1251 E. Piper Ct., in the NE 1/4
of Section 18,T.3N.,R.IE.
I. PROJECT DESCRIPTION
Modification to the existing Development Agreement for Medimont Subdivision(Inst. #97072405)to
enter into a new agreement for the subject property,remove the requirement for a buffer to adjacent
residential land uses, and modify the dimensional standards and any other applicable provisions; and
modification to the existing Conditional Use Permit(i.e. CUP-03-056 Meridian Soccer Center)to
expand the indoor recreation facility use in the I-L zoning district.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 2.12-acres
Future Land Use Designation General Industrial
Existing Land Use Indoor recreation facility
Proposed Land Use(s) Same(no change proposed)
Current Zoning Light Industrial(I-L)
Physical Features(waterways, NA
hazards,flood plain,hillside)
Neighborhood meeting date;#of 5/13/24
attendees:
History(previous approvals) Annexation(Ord.#755—Properties West),preliminary plat
and final plat was approved for Medimont Subdivision in
1997(DA Inst.#97072405); CUP-03-056(Meridian
Soccer Center);PBA-2024-0009
Page 1
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C. Representative:
Same as Applicant
IV. NOTICING
Planning& Zoning
Posting Date
Newspaper Notification 10/1/2024
Radius notification mailed to 9/26/2024
properties within 300 feet
Site Posting Date 10/9/2024
Next Door posting 9/24/2024
V. COMPREHENSIVE PLAN(HTTPS://WWW.MERIDIANCITY.ORGICOMPPLAN):
FUTURE LAND USE MAP DESIGNATION:
This property is designated General Industrial on the Future Land Use Map(FLUM). This
designation allows a range of uses that support industrial and commercial activities. Industrial
uses may include warehouses, storage units, light manufacturing, flex, and incidental retail and
office uses.
PROPOSED USE:The Applicant proposes to continue the previously approved indoor recreation
facility use and expand the use/facility. The previous approval was for an indoor soccer center;
the new use is an indoor beach volleyball and weight training facility.
COMPREHENSIVE PLAN POLICIES(hyps://www.meridianciby.or /g 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):
• "Require all new and reconstructed parking lots to provide landscaping in internal islands and
along streets."(2.01.04B)
All new parking lot landscaping is required to comply with the standards listed in UDC 11-
3B-8C.
• "Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City."(3.01.01F)
City water and sewer service is available to be extended to the proposed addition with
development.
• "Increase year-round recreational programming and activities that encourage education,
health and wellness, community involvement,and multi-sensory play."(4.03.01)
The proposed indoor volleyball and weight training facility will provide year-round
recreational opportunities for area residents.
Page 3
VI. STAFF ANALYSIS
A. Development Agreement Modification(MDA):
A Development Agreement(DA) (Inst. #97072405)was approved in 1997 with annexation of the
subject property,which is part of the larger Medimont Subdivision(aka Stonebridge Business
Park). Some,but not all,of the provisions in the DA apply to the subject property.
The Applicant proposes a modification to the existing DA to enter into a new agreement for the
subject property and remove the requirement for a buffer to adjacent residential land uses to the
west,modification to the dimensional standards and other applicable provisions. Only the DA
provisions applicable to the subject property are included below; all other provisions are not
applicable. A legal description of the property subject to the new DA is included below in Section
VIII.E.
The following modifications are proposed to the existing DA provisions: (Changes shown in
strike-out/underline format-Staff analysis in italics)
• #4e—"
easefnepA a4efig all other-residential uses adjaeen4 to the pr-epefty, and allow no ener-eaehmefit
of this strip.„
The Applicant proposes to remove this provision. At the time the DA was adopted, the
abutting property to the west of Lot 3, Block 1, Medimont Subdivision No. 1, was zoned R-40
and planned to develop with residential uses;subsequently, the property was rezoned to C-G
and developed with a mix of commercial(non-residential) uses. Because there is no longer a
need for the buffer, Staff is in agreement with excluding this provision from the new DA.
• #4p—"Speeial Sethaek Requirements. As pfesented at p4he heafings,minimum side ya
building sethaeks shall be f+ve (5) feet per-stery ffem the property!---- The minimum rear
yard setback shall be twenty(20)ten 10 feet from the property line so as not to encroach in
the irrigation pipe easement depicted on the Medimont Subdivision No. 1 plat.
10,Bleek 2, shall have a minimum rear-yard sethaek of fiqfty(4 . All other setbacks
shall be as required in the Zoning and Development O-din ee Unified Development Code."
The Applicant requests the rear yard setback for the subject property is 10 feet instead of 20-
feet. Because 10 feet accommodates the 10 foot wide irrigation pipe easement depicted on
the plat and the 20 foot buffer to residential uses is no longer necessary, Staff is in agreement
with the proposed reduced rear yard setback. Staff recommends the minimum side yard
building setback of 5 foot per story is also removed because the current I-L dimensional
standards do not require a minimum interior side setback.
• #4s—" °
of the build rg i t»
Staff recommends removal of this provision as the UDC no longer has restrictions on
maximum lot coverage. Note: The building footprints of the existing and future structures
have a 39%lot coverage.
Staff has reviewed all other provisions in the DA and does not recommend any other provisions
are carried over to the new DA. Staff recommends as a provision of the DA that future
development is generally consistent with the site/landscape plans and conceptual elevations
submitted with the subject application and complies with the conditions contained herein.
Page 4
B. Conditional Use Permit Modification (MCU):
A conditional use permit(CUP-03-056)was approved in 2003 for Meridian Soccer Center for a
20,000 square foot(s.£)indoor soccer field and 3,000 s.f, office,restrooms and a small pro shop
for the sale of soccer merchandise in the I-L zoning district.
A modification to the existing Conditional Use Permit(CUP-03-056)is proposed to expand the
previously approved indoor recreation facility use in the I-L zoning district in accord with UDC
11-5B-6G.A new 14,700 square foot(s.£)building is proposed to the north of the existing
building,which will contain sand courts for beach volleyball, a mezzanine with a weight and
training room and offices, a waiting area,restrooms and a mechanical/utility room; eight(8)
additional parking spaces are also proposed on the east side of the building.No additions to the
existing building or changes to the existing site are proposed.
The Applicant estimates that on a typical day and evening there will be approximately 30 patrons
and two(2)employees within the primary building and 20 patrons and two(2) employees in the
secondary building. The primary users of the facility will be people of all ages and the facility
will be used from 9 am to 9 pm Monday through Friday and 9:00 am to 7:00 pm Saturday and
Sunday. The heaviest periods of use for the facility are anticipated to be evenings and weekends.
Tournaments are held in the existing building but will not be held in the new building.
A property boundary adjustment(PBA-2024-0009 TVAC Beach Volleyball&Weight Training
Facility)was recently tentatively approved between the subject property and the abutting property
to the north to shift the northern property line an additional 75-feet to the north to accommodate
the new building and parking, subject to completion of several tasks within one(1)year(i.e. by
9/23/2025) (see Record of Survey in Section VIII.D below). As a provision of the new DA,
Staff recommends the Applicant receive final approval of the property boundary
adjustment application prior to submittal of the Certificate of Zoning Compliance
application.
Specific Use Standards: There are specific use standards in the UDC that apply to the proposed
use,as follows: (Staff analysis in italics)
11-4-3-2—Arts, Entertainment or Recreation Facility,Indoors and Outdoors:
A. General standards.
1. All outdoor recreation areas and structures that are not fully enclosed shall maintain a
minimum setback of one hundred(100) feet from any abutting residential districts. The
playing areas of golf courses, including golf tees, fairways, and greens,are an
exception to this standard. 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(50) feet of any
property line and shall operate only between the hours of 6:00 a.m. and 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.
The Applicant shall comply with this standard.
4. Outdoor speaker systems shall comply with section 11-3A-13, "outdoor speaker
systems", of this title.No outdoor speaker systems are proposed.
B. Additional standards for swimming pools.Any outdoor swimming pool shall be completely
enclosed within a six-foot non-scalable fence that meets the requirements of the building
code in accord with title 10, chapter 1, of this Code.A swimming pool is not proposed.
Page 5
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(1,000) feet of a residence or a
residential district shall be subject to approval of a conditional use permit. No outdoor stage
or musical venue is proposed.
D. [Outdoor lighting.] Outdoor lighting, including lighted fields,designed for the site shall
comply with Section 11-3A-11, "outdoor lighting," of this title. These standards may be
modified through the approval of a conditional use permit. The Applicant shall comply with
these standards.
Dimensional Standards: Future development should be consistent with the dimensional standards
listed in UDC Table 11-2C-3 for the I-L zoning district, except as otherwise restricted in the DA. The
proposed plans demonstrate compliance with the minimum dimensional standards in the UDC and in
the DA.
Access: Access is provided to the site via E. Piper Ct., an existing local street. Staff recommends a
cross-access easement agreement is required with the abutting property to the north to facilitate cross-
parking.
Parking: Off-street parking is required in accord with the standards listed in UDC 11-3C-6B.2,
which requires one (1) space for every 2,000 s.f. of gross floor area. Based on 37,700 s.f. (14,700 s.f.
for the new structure and 23,000 s.f. for the existing structure), a minimum of 19 spaces are required
for the overall site; a total of 65 spaces are proposed at a ratio of 1:580 s.f., exceeding the minimum
standard by 46 spaces.
A shared parking agreement was required with neighboring businesses in the Medimont Business
Park with the previous CUP application;however,the Applicant does not have a copy of the
agreement and believes one may never have been executed. The Applicant is in the process of
completing a shared parking and access easement agreement with the abutting property to the north
(Dutchman Motorsports). This will allow cross-access between properties and provide more parking
for the proposed use if needed during the heaviest periods of use in the evenings and weekends. Staff
recommends as a provision of the new DA that a copy of the executed access and parking
easement agreement(or the existing agreement if applicable)is submitted with the Certificate
of Zoning Compliance application.
Per UDC Table 11-3C-5,the required dimensions for 90-degree parking spaces are 9' x 19' —
where a bumper overhangs onto a sidewalk or landscape area,the parking stall dimensions
may be reduced 2-feet in length if 2-feet is added to the width of the sidewalk or landscaped
area planted in ground cover.The site plan submitted with the Certificate of Zoning
Compliance application for the proposed improvements should be revised to depict a minimum
7-foot wide sidewalk on the south side of the new building.
A bicycle rack capable of holding at least one(1)bicycle is required per UDC 11-3C-6G;bicycle
parking facilities are required to comply with the location and design standards listed in UDC 11-3C-
5C. Staff recommends a bicycle rack is provided for the new building in accord with these
standards and should be depicted on the site plan submitted with the Certificate of Zoning
Compliance application along with a detail that demonstrates compliance with the
aforementioned design standards.
Landscaping: A 10-foot wide street buffer is required along E. Piper Ct., landscaped per the
standards listed in UDC 11-3B-7C. A detailed landscape plan should be submitted with the
Certificate of Zoning Compliance application that demonstrates compliance with these
standards.
Parking lot landscaping is required to be provided for the new section adjacent to E. Piper Ct. in
Page 6
accord with the standards listed in UDC 11-3B-8C. Landscaping should be depicted on the plans
submitted with the Certificate of Zoning Compliance application in accord with these
standards.
There are no residential uses abutting this site;therefore, a buffer to residential uses is not required.
There are existing trees along the(existing)northern boundary of the site that will be removed with
development. Mitigation is required for existing trees removed from the site as set forth in UDC I I-
3B-IOC.S.Additional trees for mitigation should be depicted on the plans submitted with the
Certificate of Zoning Compliance application in accord with these standards.
Sidewalks: An attached sidewalk exists along E. Piper Ct. at the east boundary of the site in accord
with UDC 11-3A-17.
A minimum 5-foot wide pedestrian walkway is required to be provided from the perimeter sidewalk
to the main building entrance and should be distinguished from the vehicular driving surface
through the use of pavers,colored or scored concrete, or bricks in accord with the standards
listed in UDC 11-3A-19.B.4. The proposed site plan depicts a walkway,however it appears to be
painted striping on the pavement—the plans submitted with the Certificate of Zoning
Compliance should comply with the aforementioned standard.
Pathway: There are no multi-use pathways depicted on the Pathways Master Plan across this site.
Fencing:No new fencing is depicted on the plans. Any fencing constructed on the site should comply
with the standards for such in UDC 11-3A-7.
Mechanical Equipment: All mechanical equipment on the back of the building or on the rooftop and
all outdoor service and equipment should be incorporated into the overall design of buildings and
landscaping so that the visual and acoustic impacts of these functions are fully contained and out of
view from adjacent properties and public streets as set forth in UDC 11-3A-12. The plans submitted
with the Certificate of Zoning Compliance application should depict the location of all
mechanical equipment.
Trash Enclosure: A trash enclosure exists along the west side of the existing building,which will
serve both buildings.
Building Elevations: Conceptual building elevations were submitted as shown in Section VIII.0 for
the proposed single-story building with a mezzanine;building materials consist of vertical and
horizontal metal panels,horizontal corrugated metal panels, fiber-cement panel accents, and glazing
with a metal standing seam roof. The final design is required to be consistent with the Non-
Residential design standards for the I-L zoning district listed in the Architectural Standards
Manual.
Certificate of Zoning Compliance&Design Review: A Certificate of Zoning Compliance and
Design Review application is required to be submitted for the proposed use prior to submittal of a
building permit application to ensure consistency with the conditions in Section IX,UDC standards
and design standards for the site design and design of the building.
VII. DECISION
A. Staff:
Staff recommends approval of the proposed MCU and MDA applications with the provisions
included in Section IX per the Findings in Section X.
Page 7
B. The Meridian Planning&Zoning Commission heard these items on October 17,2024. At the
public hearing,the Commission moved to recommend approval of the subject MCU and MDA
requests.
1. Summary of Commission public hearing_
a. In favor: Erik Hagen,Erik Hagen Architecture (AAPplicant's Representative)
b. In opposition:None
C. Commenting.None
d. Written testimony: Erik Hagen,Erik Hagen Architecture (Applicant's Representative)
e. Staff presentinggpplication: Sonya Allen
f. Other Staff commenting on application:None
2. Key issue(s)of public testimony
a. None
3. Key issue(s)of discussion by Commission:
a. None^
4. Commission change(s)to Staff recommendation:
a. None
5. Outstandin issue(s)ssue(s) for City Council:
a. None
Page 8
VIII. EXHIBITS
A. Existing Approved Site/Landscape Plan
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B. Proposed Site/Landscape Plan (dated: 6/28/24)
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D. Record of Survey—Tentatively Approved(PBA-2024-0009)
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E. Legal Description of Property Subject to the New Development Agreement
PORTSIDE LAND
SURVIE-YING , UC
EXHIBIT A
Parcel A
A pafcel of nand being all of Lot 4,Block 1 and a portion of Lot 3,BIack 1 of Medimont Subdivision
No. 1,Book 75,Page 7794,ReCords pf Ada County,said pa reel being located iin the Northeast Quarter of
the Northeast Quarter of Section 18,Township 3 North,Range 1 East,Boise Meridian,more particularly
described as follows.
Commencing atthe Northwest cornerof the Northeast Quarter of the Northeast Quarterof said
Section 18,thence along the West line of said Northeast Quarter,South 00'29'39"West a distance of
80.00 feet to the Northwest corner of said Lot 3;Thence along the West Ilne of said Lot 3,South OWZY39"
West a distance of 194.99 feet to the True Point of Beginning;
Thence leaving said West line,South 89'01'17"East a distance of 216.57 feet to a point on the
East line of said Lot 3;
Thence along said East line,South 00"58'43"west a distance of 75.00 feet to the Northeast corner
of said Lot 4,
Thence along the East line of said Lot 4,South 00'58'43"West a distance of 75.00 feet an angle
point in the boundary of said Lot 4;
Thence along the boundary line of said Lot 4,South 89°01'17"East a distance of 29.00 feet to an
angle paint boundary of said Lot 4;
Thence along the East line of said Lot 4,South 00'58'49"West a distance of 246.00 feet the
Southeast corner of said Lot 4;
Thence along the South line of said Lot 4,North 89'01'17"West a distance of 242.32 feet to the
Southwest cornerof said Lot 4;
Thence along the west line of said Lot 4,Nortft 00529'39"East a distance of 321.01 feet to the
Northwest corner of said Lot 4,also being the Southwest corner of said Lot 3;
Thence along the West line of said Lot 3, North 00'29'39"East a distance of 75.00 feet to the True
Faint of Beginning,
Said Parcel containing 2.118 Acres,(92,272 s.f.)more or less.
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End Description
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Page 15
IX. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING
1. A new Development Agreement(DA) shall be required as a provision of the MDA
application for Parcel A shown on the Record of Survey in Section VIII.D,which consists of
Lot 3 and a portion of Lot 4, Block 1,Medimont Subdivision No. 1. The previous DA(Inst.
#97072405) for Medimont Subdivision shall no longer be in effect for the subject property.
A new DA shall be entered into between the City of Meridian,the property owner(s), and the
developer. The DA shall be signed by the property owner and returned to the Planning
Division within six(6)months of the date of City Council approval of the Findings of Fact,
Conclusions of Law and Decision& Order for the subject application. The DA shall,at
minimum, incorporate the following provisions:
i. Future development of this site shall be generally consistent with the site/landscape plan
and conceptual building elevations submitted with the conditional use permit
modification(MCU-2024-0003) and shall comply with the associated conditions of
approval.
ii. The minimum rear yard setback shall be ten(10) feet from the property line so as not to
encroach in the irrigation pipe easement depicted on the Medimont Subdivision No. 1
plat. All other setbacks shall be as required by the Unified Development Code.
iii. A copy of the executed shared parking and cross-access agreement with the abutting
property to the north at 1250 E. Piper Ct. shall be submitted with the Certificate of
Zoning Compliance application.
iv. The Applicant shall receive final approval of the property boundary adjustment
application(PBA-2024-0009)prior to submittal of the Certificate of Zoning Compliance
application.
2. The site plan and landscape plan submitted with the Certificate of Zoning Compliance
application shall be revised as follows:
a. Depict a bicycle rack for the new structure that complies with the location and design
standards listed in UDC 11-3C-5C; include a detail of the bicycle rack.
b. Depict landscaping within the 10-foot wide street buffer along E. Piper Ct. in accord with
the standards listed in UDC 11-3B-7C.
c. Depict landscaping within the new planter areas in the parking area on the east side of the
new building adjacent to E. Piper Ct. in accord with the standards listed in UDC 11-313-
8C.
d. Include mitigation information for existing trees that are removed from the site in accord
with the standards listed in UDC 11-3B-1OC.5.
e. Depict a minimum 5-foot wide pedestrian walkway from the perimeter sidewalk to the
main building entrance of the new building distinguished from the vehicular driving
surface through the use of pavers, colored or scored concrete, or bricks in accord with the
standards listed in UDC 11-3A-19.13.4.
f. Depict a minimum 7-foot wide sidewalk on the south side of the new building to allow
for 2-feet of vehicle overhang in accord with UDC 11-3C-5B.4.
g. Depict all mechanical equipment on the plans.All mechanical equipment on the back of
the building or on the rooftop and all outdoor service and equipment should be
Page 16
incorporated into the overall design of buildings and landscaping so that the visual and
acoustic impacts of these functions are fully contained and out of view from adjacent
properties and public streets as set forth in UDC 11-3A-12.
3. Any fencing constructed on the site shall comply with the standards for such in UDC 11-3A-
6C and 11-3A-7.
4. All outdoor lighting shall comply with the standards listed in UDC 11-3A-11. These
standards may be modified through the approval of a conditional use permit.
5. A Certificate of Zoning Compliance and Design Review application shall be submitted and
approved for the proposed structure and associated site improvements prior to submittal of a
building permit application. The design of the proposed structure shall comply with the Non-
Residential design standards for the I-L zoning district in the Architectural Standards Manual.
6. 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 asset forth in UDC 11-5B-6F.
Please see the project files(H-2024-0033&MCU-2024-0003) included in the public record for
other City Department and Agency comments.
X. FINDINGS
Conditional Use(UDC 11-5B-6)
Findings: The commission shall base its determination on the conditional use permit request upon the
following:
I. 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 Commission finds the site is large enough to accommodate the proposed development and
meet all dimensional and development regulations of the I-L zoning district.
2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord
with the requirements of this title.
The Commission finds the proposed the expansion of the indoor recreation facility use will be
harmonious with the Comprehensive Plan and is consistent with applicable UDC standards with
the conditions noted in Section IX 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.
The Commission finds the design, construction, operation and maintenance of the proposed use
will be compatible with other uses in the general neighborhood, with the existing and intended
character of the vicinity and will not adversely change the essential character of the area if the
applicant complies with the conditions noted in Section IX of this report.
4. That the proposed use,if it complies with all conditions of the approval imposed,will not
adversely affect other property in the vicinity.
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The Commission finds the proposed use will not adversely affect other properties in the vicinity if
it complies with the conditions in Section IX 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.
The Commission finds the proposed use will be served by essential public facilities and services
as required.
6. That the proposed use will not create excessive additional costs for public facilities and services
and will not be detrimental to the economic welfare of the community.
The Commission 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.
The Commission 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)
The Commission 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:
a. 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.
b. 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.
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