Staff Comments
STAFF REPORT
TO:
FROM:
SUBJECT:
Hearing Date: December 7, 2006
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Troutner Buildings A & B (CUP-06-038) " 11.'Jl~~~.':!'" (a
Conditional Use Permit for Two 7,200 square foot office buildings, by
Babichenko, LLC.
Sonya Watters, Associate City Planner
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
Planning & Zoning Commission
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Babichenko, LLC, is requesting Conditional Use Permit (CUP) approval to construct two
7,200 square foot office buildings on 1.15 acres of land in an existing L-O (Limited Office) zone. The site
for the proposed office buildings is located at 503 S.W. 5th Avenue, within Lot 12, Block 1 of Troutner
Park Subdivision. A Conditional Use Permit would not typically be required for this project as office uses
are principally permitted in the L-O zoning district. However, the Development Agreement (DA) for
Troutner Park Subdivision (Inst. #97044077) requires all development to obtain CUP approval prior to
submittal of a Certificate of Zoning Compliance application.
2. SUMMARY RECOMMENDATION
Staff has provided a detailed analysis of the requested CUP application below. Staff recommends
approval of CUP-06-038 for Troutner Buildings A & B, as presented in the Staff Report for the
hearing date of December 7, 2006, subject to the conditions listed in Exhibit B.
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant, and public testimony, I move to approve File Number CUP-
06-038 as presented in the staff report for the hearing date of December 7, 2006 with the
following modifications to the conditions of approval: (add any proposed modifications). I further
move to direct staff to prepare an appropriate fmdings document to be considered at the next
Planning and Zoning Commission hearing on December 21,2006.
Denial
After considering all staff, applicant and public testimony, I move deny File Number CUP-06-
038 as presented in the staff report for the hearing date of December 7, 2006, for the following
reasons: (you must state specific reasons for denial.) I further move to direct staff to prepare an
appropriate findings document to be considered at the next Planning and Commission hearing on
December 21,2006.
Continuance
After considering all staff, applicant and public testimony, I move to continue File Number
CUP-06-038 to the hearing date of (insert continued hearing date here) for the following
reason(s): (you should state specific reason(s) for continuance.)
RECEIVED
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
503 S.W. 5th Avenue (Lot 12, Block 1, Troutner Park Subdivision) City Of Meridian
City Clerk Office
Dce 0 1 2006
Troutner Buildings A & B - CUP-06-038
PAGE I
Troutner Buildings A & B - cUP-06-038
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006
Section 13, T.3N., R.1W.
b. Owner / Applicant:
Babichenko, LLC
6145 Corporal Lane
Boise, ill 83704
c. Representative: James Gipson, James Gipson Associates
d. Present Zoning: L-O (Limited Office)
e. Present Comprehensive Plan Designation: Commercial
f. Description of Applicant's Request: The applicant is requesting Conditional Use Permit
(CUP) approval, as required by the Development Agreement for Troutner Park Subdivision, to
construct two 7,200 square foot commercial office buildings in an L-O zone at 503 S.W. 5th
Avenue.
1. Date of Site Plan (See Exhibit A): September 7, 2006
2. Date of Landscape Plan (See Exhibit A): September 7,2006
3. Date of Building Elevations (See Exhibit A): September 7,2006
g. Applicant's Statement/Justification: "There are to be two office buildings, each approximately
7,200 square feet, single level, with associated drives, parking, and landscaping. The project
will be phased, with Phase I to include Building "A", and the site development consisting of
drives, parking, trash enclosure, and site landscaping. The buildings are to be virtually
identical, with Phase II to follow as soon as market conditions warrant." (See applicant's
narrative for more detail.)
5. PROCESS FACTS
a. The subject application will in fact constitute a conditional use as required by the development
agreement for this site. By reason of the provisions of UDC ll-5B-6, a public hearing is
required before the Planning and Zoning Commission on this matter.
b. Newspaper notifications published on: November 20th and December 41\ 2006
c. Radius notices mailed to properties within 300 feet on: November 9th, 2006
d. Applicant posted notice on site by: November 22tld, 2006
6. LAND USE
a. Existing Land Use(s): Vacant
b. Description of Character of Surrounding Area: This area is a rapidly transitioning commercial
area. There is existing vacant commercial property as well as developed commercial uses to
the east, south, and north of the proposed office buildings. The property abuts a residential
subdivision on the west boundary.
c. Adjacent Land Use and Zoning
1. North: Vacant commercial/office property, zoned L-O
2. East: Commercial property, zoned C-G
3. South: Vacant commercial/office property, zoned L-O
4. West: Single-family residential (Franklin Square Subdivision), zoned R-8
Troutner Buildings A & B - CUP-06-038
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006
d. History of Previous Actions: In 1996, the City of Meridian approved the annexation and
zoning of property in Troutner Park Subdivision to C.G and L-O zones. In 1997, a
Development Agreement (DA) was entered into which required all development within the
subdivision to obtain CUP approval. In 1998, an amendment to the Findings of Fact and
Conclusions of Law was approved that eliminated the requirement for CUP approval for the
C-G zoned portions of the development but still required CUP approval for the L-O zoned
portions, which are located adjacent to existing residential homes.
e. Existing Constraints and Opportunities
1. Public Works
Location of sewer: Lot already serviced during construction of Troutner
Business Park.
Location of water: Lot already serviced during construction of Troutner
Business Park.
Issues or concerns: None.
2. Vegetation: NA
3. Floodplain: NA
4. Canals/Ditches Irrigation: NA
5. Hazards: NA
6. Existing Zoning: L-O
7. Lot Size: 1.152 acres
f. Conditional Use Information:
1. Non-residential square footage: Two 7,200 square feet office buildings
2. Proposed maximum building height: 27.5 feet (per elevations)
3. Number of residential units: 0
g. Off-Street Parking:
1. Parking spaces required: 29
2. Parking spaces proposed: 35
3. Compact spaces proposed: 0
h. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Access to
this site is provided from S.W. 5th Avenue, an existing public street, which connects to W.
Franklin Road. One access point for the subject property is proposed from S.W. 5th Avenue.
No new streets are proposed or approved with this application. Staff is generally supportive of
the access point and parking lot design. ACHD has reviewed this request and has no site
specific requirements at this time due to the fact that all street improvements exist.
7. COMMENTS MEETING
On November 17, 2006, a joint agency and departments meeting was held with service providers in this
area. The agencies and departments present include: Meridian Fire Department, Meridian Parks
Department, Meridian Public Works Department, Meridian Police Department, and the Sanitary Services
Company. Staff has included comments, conditions, and recommended actions in Exhibit B below.
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 in 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. Once annexed 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 subject lands currently lie within the jurisdiction of the Ada County Sheriff's
Office. Once annexed the lands will be 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 and the Meridian Library District should suffer no
revenue loss as a result of the subject annexation.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Commercial" 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):
. Require that development projects have planned for the provision of all public services.
(Chapter VII, Goal III, Objective A, Action 1)
Municipal, fee-supported, services 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 Services Company. (The site has already been annexed into the City.)
. "Require all commercial businesses to install and maintain landscaping." (Chapter V, Goal
III, Objective D, Action 5)
Staff is conditioning approval of the subject CUP upon the applicant installing and
maintaining landscaping on this site. Refer to the CUP Analysis, Section 10, and Exhibit B
for more information on landscapingfor this site.
. "Plan for a variety of commercial and retail opportunities within the Impact Area." (Chapter
VII, Goal 1, Objective B)
Staff believes that the proposed office uses will contribute to the variety of uses in this area
and will be compatible with the existing residences to the west.
Staff believes that the proposed office buildings are consistent with the Comprehensive Plan and the
previously approved applications for this site. 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.
Troutner Buildings A & B - CUP-06-038
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006
9. ZONING ORDINANCE
a. Allowed Uses in Commercial Districts: UDC Table 11-2B-2lists the permitted, accessory, and
conditional uses in the L-O zoning district. Offices are principally permitted uses in the L-O
zone. The existing Development Agreement for this subdivision requires CUP approval for
development of property within the L-O zone, adjacent to existing residential homes.
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; full compliance with the UDC is required. The site as proposed on the site plan,
meets the dimensional standards specified in UDC Table 11-2B-3.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation: Staff is generally supportive of the
proposed site design as shown on the CUP Site Plan, labeled Sheet 1, dated September 7,
2006, and the landscaping/elevations as proposed on the Landscape Plan, Sheet 2, dated
September 7, 2006, with the following comments:
Existing Development Agreement The Development Agreement (DA) in effect for this
property, recorded as Instrument #97044077, requires future office uses that are within the L-
o zone in the Troutner Park Subdivision to be approved through the Conditional Use Permit
process. In accordance with the DA, the applicant has submitted a CUP for the proposed office
buildings.
Parking: The applicant is proposing to construct 35 parking stalls for this use; 29 parking
stalls are required by Ordinance. The proposed parking stalls and drive aisles shown on the
Site Plan comply with the dimensional requirements shown in Table 11-3C-1 of the UDC.
Additionally, UDC 11-3C-6G requires that one bicycle parking space be provided for every 25
vehicle parking spaces. Provide a minimum of a one space bicycle parking facility for each
building to be located as close to the building entrance as possible in compliance with UDC
11-3C-5C. (See Exhibit B)
Landscaping: The landscape plan prepared by James Gipson Associates on September 7,
2006, labeled Sheet 2, is approved with no changes from the Planning Department. A 20-foot
wide landscape buffer is required, as proposed, on the west boundary of the property adjacent
to the existing residential homes. Landscaping shall be maintained on the site in a healthy,
growing condition at all times. A written certificate of completion shall be prepared by the
landscape architect, designer, or qualified nurseryman responsible for the landscape plan and
submitted prior to occupancy of the building. All standards of installation shall apply as listed
in UDC 11-3B-14. Submit the landscape plan at the time of submittal of a Certificate of
Zoning Compliance application.
Elevations: Elevations were submitted for the proposed buildings and included on the
landscape plan. The buildings are proposed to be 27.5 feet tall, which complies with the
maximum building height of 35 feet allowed in the L-O zone per UDC Table 11-2B-3. The
buildings are proposed to have vinyl frame windows and architectural fiberglass shingles with
cast stone on the pillars and stucco and exterior walls. The Planning Department approves of
the proposed elevations and construction materials.
Troutner Buildings A & B - cUP-06-038
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
Certificate of Zoning Compliance~ The purpose of a Certificate of Zoning Compliance
(CZC) permit is to ensure that all construction, alterations and/or the establishment of a new
use complies with all of the provisions of the UDC before any work on the structure is started
and/or the use is established (UDC ll-5B-1A). To ensure that all of the conditions of approval
listed in Exhibit B are complied with, the applicant shall be required to obtain a CZC permit
from the Planning Department for each building.
b. Staff Recommendation: Staff recommends approval of CUP-06-038 for Troutner
Buildings A & B, as presented in the Staff Report for the hearing date of December 7,
2006, based on the Findings of Fact as listed in Exhibit C and subject to the conditions of
approval listed in Exhibit B.
11. EXHmITS
A. Drawings
1. CUP Site Plan (dated September 7,2006)
2. Landscape Plan/Elevations (dated September 7, 2006)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
C. Required Conditional Use Permit Findings from Unified Development Code
Troutner Buildings A & B - CUP-06-038
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006
A. Drawings
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2. Landscape Plan/Elevations
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 The applicant shall comply with all conditions of approval for Troutner Park Subdivision and
Development Agreement Instrument No. 97044077. The Site Plan labeled Sheet 1, prepared by
James Gipson Associates, and dated September 7, 2006, is approved subject to the conditions
listed below.
1.2 Provide a minimum of a one space bicycle parking facility for each building to be located as close
to the building entrance as possible in compliance with UDC ll-3C-5C.
1.3 The landscape plan prepared by James Gipson Associates on September 7,2006, labeled Sheet 2,
is approved with no changes. Landscaping shall be maintained on the site in a healthy, growing
condition at all times. A written certificate of completion shall be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape plan and submitted
prior to occupancy of the building. All standards of installation shall apply as listed in UDC 11-
3B-14.
1.7 To ensure that all of the conditions of approval for CUP-06-038 are complied with, the applicant
shall be required to obtain a Certificate of Zoning Compliance (CZC) permit from the Planning
Department for each building, prior to construction.
1.8 All required improvements must be complete prior to obtaining a Certificate of Occupancy for the
proposed development. A temporary Certificate of Occupancy may be obtained by providing
surety to the City in the form of a letter of credit or cash in the amount of 110% of the cost of the
required improvements (including paving, striping, landscaping, and irrigation). A bid must
accompany any request for temporary occupancy.
1.9 Contact Trisha at the Meridian Public Works, 898-5500, to obtain addresses for the site.
1.10 No signs are approved with this CUP application. All business signs require a separate sign
permit in compliance with the sign ordinance (UDC II-3D).
1.11 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.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via existing sewer stubs to the
property. The applicant shall install any mains necessary to provide service; applicant shall
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 is being proposed via extension of stubs from SW 5th Avenue. The
applicant shall be responsible to install all water mains necessary to serve this development,
coordinate main size and routing with Public Works.
2.3 The applicant shall coordinate fire hydrant placement with the Public Works Department during
plan review.
2.4 There shall be a lO-foot separation between all water mains and the high water mark of any
drainage swale and 25-feet of separation between all water mains and infiltration trenches.
Exhibit B Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
2.5 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).
2.6 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.
2.7 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process.
2.8 It shall be the responsibility ofthe applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.9 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.10 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.11 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.
3. FIRE DEPARTMENT
3.1 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 ofthe fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 'l2" 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 comers when spacing permits;
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 ofthe IFC Section 509.5;
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet ofthe project.
3.3 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required
to have an approved turn around. Phasing ofthe project may require a temporary approved turn
around on streets greater than 150' in length with no outlet.
3.4 All entrance and internal roads shall have a turning radius of28' inside and 48' outside radius.
3.5 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.
3.6 Commercial and office occupancies will require a flIe-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.7 Provide a Knox box entry system for the complex prior to occupancy.
3.8 All portions of the buildings located on the project must be within 150' of a paved surface as
measured around the perimeter of the building.
3.9 Provide exterior egress lighting as required by the International Building & Fire Codes.
3.10 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 flIe apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
Exhibit B Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006
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 600 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).
3.11 There shall be a fire hydrant within 100' of all Fire Department connections.
4. POLICE DEPARTMENT
4.1 The Police Department has no concerns related to the site design submitted with the application.
5. PARKS DEPARTMENT
5.1 The Parks Department has no concerns with the site design as submitted with the application.
6. SANlT ARY SERVICES COMPANY
6.1 SSC has no comments related to this application at this time.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 Ada County Highway District does not have any site specific requirements at this time due to the
fact that all street improvements exist.
Exhibit B Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006
C. Required Conditional Use Permit Findings from Unified Development Code
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 buildings and office uses can be accommodated on this site and meet all
dimensional and development regulations of the L-O zoning district.
Parking stalls are required at the ratio of one space per 500 square feet of gross floor area in
commercial districts (UDC ll-3C-6). Per this requirement, 29 stalls are required. There are 35
parking stalls proposed 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 also 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 if this 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 Comprehensive Plan Designation for this property is Commercial. The
property is currently zoned L-O, with a requirement for CUP approval for the use and
development of the L-O zoned lots within Troutner Park Subdivision. The proposed use is
generally harmonious with the requirements of the UDC (See Sections 8 and 10 above for more
information regarding the requirements for this use).
3. That the design, construction, operation and maintenance will be compatible with other
uses in the general neighborhood and with the existing or intended character of the general
vicinity and that such use will not adversely change the essential character of the same area.
Staff fmds that if the applicant complies with the conditions outlined in this report, the general
design, construction, operation, and maintenance of the office buildings 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
uses will not adversely affect other property in the area. The Commission should rely upon any
public testimony provided to determine if the development will adversely affect the other
property in the vicinity.
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006
5. That the proposed use will be served adequately by essential public facilities and services
such as highways, streets, schools, parks, police and fire protection, drainage structures,
refuse disposal, water, and sewer.
Staff finds 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.
If approved, the applicant will be financing any improvements required for development. Staff
fmds 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.
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 ofthe 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 genefal
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 the office uses 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 fmds that the proposed uses will not be detrimental to
people, property or the general welfare of the area.
8. That the proposed use will not result in the destruction, loss Of 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 development 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