Ada County EMS CUP 06-040
RECEIVED
JAN 2 9 2007 .1
City OfMeridian:~,^ '
City Cle~k 0 CeCllV Of ~, " ,
CITY OF MERIDIAN ' ~ 1-' :-""'\
&r/ala11' ~
FINDINGS OF FACT, CONCLUSIONS OF \ I!),..HO ~
LAW AND ~.!
DECISION & ORDER ~ "lL"'~;:i ~, II
In the Matter of a Conditional Use Permit Request for an Emergency Medical Service
(EMS) facility in an I-L zone, by Ada County Development Services.
Case No(s). CUP-06-040
For the Planning and Zoning Commission Hearing Date of: January 18, 2007 (Findings
Approved on February 1, 2007)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of January 18, 2007
incorporated by reference)
2. Process Facts (see attached Staff Report for the hearing date of January 18,2007
incorporated by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of January
18,2007 incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the
hearing date ofJanuary 18,2007 incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. ~67-6503).
2. The Meridian Planning & Zoning Commission takes judicial notice of its Unified
Development Code codified at Title 11 Meridian City Code, and all current zoning maps
thereof. The City of Meridian has, by ordinance, established the Impact Area and the
Amended Comprehensive Plan ofthe City of Meridian, which was adopted August 6,
2002, Resolution No. 02-382 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code ~
II-SA.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-06-040
5. It is found public facilities and services required by the proposed development will not
impose expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which
shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon
the applicant, the Planning Department, the Public Works Department and any affected
party requesting notice.
7. That this approval is subject to the CUP Site Plan, Landscape Plan, Elevations, and the
Conditions of Approval, all in the attached Staff Report for the hearing date of January
18, 2007, incorporated by reference. The conditions are concluded to be reasonable and
the applicant shall meet such requirements as a condition of approval of the application.
C. Decision and Order
Pursuant to the Planning & Zoning Commission's authority as provided in Meridian City
Code ~ 11-5A and based upon the above and foregoing Findings of Fact which are herein
adopted, it is hereby ordered that:
1. The applicant's CUP Site Plan as evidenced by having submitted the Site Plan dated
11/10/06 is hereby conditionally approved; and,
2. No modifications to the site specific conditions were made at the Planning & Zoning
Commission hearing; and
2. The site specific and standard conditions of approval are as shown in the attached Staff
Report for the hearing date of January 18, 2007, incorporated by reference.
D. Notice of Applicable Time Limits
Notice of Eighteen (18) Month Conditional Use Permit Duration
Please take notice that the conditional use permit, when granted, shall be valid for a
maximum period of eighteen (18) months 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. For conditional use permits that also require platting, the
final plat must be recorded within this eighteen (18) month period. For projects with
multiple phases, the eighteen (18) month deadline shall apply to the first phase. In the
event that the development is made in successive contiguous segments or multiple
phases, such phases shall be constructed within successive intervals of one (1) year
from the original date of approval. If the successive phases are not submitted within the
one (1) year interval, the conditional approval of the future phases shall be null and
void. Upon written request and filed by the applicant prior to the termination of the
period in accord with 11-5B-6.G.1, the Director may authorize a single extension of the
~'''''.~i--.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-06-040
time to commence the use not to exceed one (1) eighteen (18) month period. Additional
time extensions up to eighteen (18) months as determined and approved by the
Commission may be granted. With all extensions, the Director or Commission may
require the conditional use comply with the current provisions of Meridian City Code
Title 11.
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a plat
or conditional use permit entitles the Owner to request a regulatory taking analysis.
Such request must be in writing, and must be filed with the City Clerk not more than
twenty-eight (28) days after the final decision concerning the matter at issue. A request
for a regulatory takings analysis will toll the time period within which a Petition for
Judicial Review may be filed.
2. Please take notice that this is a final action ofthe governing body ofthe City of
Meridian, pursuant to Idaho Code ~ 67-6521 an affected person being a person who has
an interest in real property which may be adversely affected by the issuance or denial of
the conditional use permit approval may within twenty-eight (28) days after the date of
this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho
Code.
F. Attached: Staff Report for the hearing date of January 18,2007.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-06-Q40
By action of the Planning & Zoning Commission at its regular meeting held on the
day of ~Y'1A a/l,<15 ' 2007.
tS+
COMMISSIONER MICHAEL ROHM
(Chair)
VOTED--1j&
VOTED~
VOTED~
VOTED~
COMMISSIONER DAVID MOE
COMMISSIONER WENDY NEWTON-HUCKABAY
COMMISSIONER KEITH BORUP
COMMISSIONER STEVE SIDDOW A Y
CHAI
Attest:
By:
City Clerk
Sh OJ} fVl SmA.fA
Dated:
()2 ~-O'S-07
CITY OF MERIDIAN FINDINGS Of FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-06-040
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18, 2007
STAFF REPORT
TO:
FROM:
SUBJECT:
Hearing Date: January 18, 2007
Planning & Zoning Commission
Sonya Watters, Associate City Planner
Ada County EMS Facility
CUP-06.040
~!
"
nTYOf " "
oU'oriditf11 " - '~\
\ IDAHO I
,;;..
"
,.
Conditional Use Pennit for an Emergency Medical Service (EMS) facility in
the I-L zone, by Ada County Development Services.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Ada County Development Services, has applied for Conditional Use Permit approval to
operate an Emergency Medical Service (EMS) facility in the I-L (Light Industrial) zone. This use is
classified as a "public use" in UDC Table 11-11-2C~2 and requires Conditional Use Pennit approval.
Further, a condition of the Weed and Pest Control plat was that all uses on the site be required to obtain
Conditional use approval (PP-05-042). The subject property was platted in 2006 as Lot 2, Block 1, of
Weed and Pest Control Campus Subdivision. The subject site is located at 963 E. Pine Street on the
south side of E. Pine Avenue, approximately ~ mile west of Locust Grove Road.
2. SUMMARY RECOMMENDATION
Staff has provided a detailed analysis of the requested application below. Staff recommends approval of
CUP-06-040 for the Ada County EMS facility as presented in the Staff Report for the hearing date of
January18, 2007, subject to the conditions listed in Exhibit B. The Meridian Planninl! and Zonine
Commission heard this item on January 18. 2007. At the public hearinl!. they moved to approve
CUP-06-040.
.!!:. Summary of Commission Public Bearin!!:
i. In favor: Scott Wendell (Applicant's Representative)
ii. In opposition: None
ill. Commentioe: None
iv. Written testimonv: None
v. Staff presentine application: Sonva Watters
vi. Other staff commentinl! on application: None
b. Kev Issues of Discussion bv Commission:
i. None
f:. Kev Council Chanl!es to Commission Recommendation:
ii. None
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, I move to approve File Number CUP.
06-040 as presented in the Staff Report for the hearing date of January 18, 2007, 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 Zoning Commission hearing on February 1, 2007.
Denial
After considering all staff, applicant and public testimony, I move to deny File Number CUP-06.
040 as presented during the hearing of January 18, 2007, for the following reasons: (you must
state specific reason(s) for the denial of the conditional use pennit.) I further move to direct Staff
to prepare an appropriate findings document to be considered at the next Planning and Zoning
Ada County EMS - CUP-06-040
PAGEl
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18, 2007
Commission hearing on February 1, 2007.
Continuance
After considering all staff, applicant and public testimony, I move to continue File Number
CUP-06-040 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:
963 E. Pine Street; south side ofE. Pine Street, approximately ~ mile west of Locust
Grove Road; in the S.E. ~ of Section 7, T.3N., R.lE.
Lot 2, Block 1, Weed and Pest Control Subdivision
b. Owners:
Ada County
200 W. Front Street
Boise, ill 83702
c. Applicant:
Ada County Development Services
200 W. Front Street
Boise, ill 83702
d. Representative: Scott Wendell, LCA Architects
e. Present Zoning: I-L (Light Industrial)
f. Present Comprehensive Plan Designation: Mixed Use - Community
g. Description of Applicant's Request: "Ada County would like to construct a new campus
facility on the site for their Ada County Emergency Medical Services Operations. The building
will be approximately 4,100 square feet and include an enclosed vehicle bay for the parking of
two EMS vehicles (ambulances). Interior spaces will include a visitor's lobby, kitchen,
dayroom, and sleeping rooms for the employees. The facility will operate and be manned 24
hours a day. The building is being designed to comply with LEED environmental
requirements and will be an example project for energy efficiency and to minimize the impact
on the land."
1. Date of CUP Site Plan/Landscape Plan (attached in Exhibit A): November 10,2006
5. PROCESS FACTS
a. The subject application will in fact constitute a conditional use as detennined by the Unified
Development Code. By reason of the provisions ofUDC 11-5B-6, a public hearing is required
before the Planning and Zoning Commission on this matter.
b. Newspaper notifications published on: January 1 and January 15, 2007
c. Radius notices mailed to properties within 300 feet on: December 21,2006
d. Applicant posted notice on site by: January 5,2007
Ada County EMS - CUP-06-040
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18, 2007
6. LAND USE
a. Existing Land Use(s): Vacant
b. Description of Character of Surrounding Area: Mixed uses, see below.
c. Adjacent Land Use and Zoning
1. North: Directly north, vacant/undeveloped land owned by Ada County, zoned I-L;
further north across Pine, existing residential uses, zoned R-4 & R-8.
2. East: Industrial property, zoned I-L.
3. South: Industrial property (Ada County Weed & Pest Control building), zoned I-L.
4. West: Rural residential property, zoned Rl (Ada County).
d. History of Previous Actions: The subject property was platted in 2006 as Lot 2, Block 1, of
Weed and Pest Control Campus Subdivision. A condition of the plat was that all uses on the
site be required to obtain Conditional use approval (PP-05-042).
e. Existing Constraints and Opportunities
1. Public Works
Location of sewer: Mains in the private drive installed with the Weed and Pest
Control Subdivision.
Location of water: Mains in the private drive installed with the Weed and Pest
Control Subdivision.
Issues or concems: None.
2. Vegetation: Existing landscape buffers installed with plat along Pine Street & along
the east side of the private drive.
3. Flood plain: There is an AE flood zone, associated with Five Mile Creek on this
property.
4. Canals/Ditches Irrigation: No major facilities on this lot, Five Mile Creek is located to
the south of this lot.
5. Hazards: None
6. Existing Zoning: I-L
7. Size of Property: 3.881 acres
f. Conditional Use Information:
1. Non-residential square footage: 4,100
2. Proposed building height: 22' 8"
3. Number of Residential units: 0
g. Off-Street Parking:
1. Parking spaces required: 7 (Typically only 3 spaces would be required, however,
because the proposed use is more commercial in nature than industrial, the Planning
Department is requesting that the applicant provide a minimum of 7 parking stalls on
the site)
2. Parking spaces proposed: 7
Ada County EMS - CUP-06-Q40
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18, 2007
h. Required SetbacksIDimensional Standards per UDC Table 11-2C-3 for I-L zone:
Front setback 0 feet
Interior side setback
Rear setback
Street setback
o feet
o feet
35 feet
Maximwn building height 50 feet (22' 8" proposed)
Landscape buffer to non-industrial uses 25 feet
Min. Lot Size
None
Min. Street Frontage None
1. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Access to
the site will be provided from E. Pine Street via a north-south private drive constructed with
the Weed and Pest Control plat. This drive serves as the primary access for all of the lots in the
subdivision. The private drive is located on the west side of the subject lot. NOTE: The ACHD
has provided no comments related to this site, as it has no new conditions for the subject
applicant.
7. COMMENTS MEETING
On December 29,2006 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. Staff has 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 - Community" (MU-C) on the Comprehensive Plan Future Land
Use Map. In Chapter VII of the Comprehensive Plan, the Mixed Use designation provides 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 highly
visible or transitioning 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. The MU-C subcategory has an upper limit on the square footage of non-residential uses and is
intended to allow a focused range of uses in close proximity of residential uses.
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 I)
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 City Fire
Department, who currently shares resource and personnel with the Meridian
Rural Fire Department.
Ada County EMS - CUP-06-Q40
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18,2007
· The subject 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) and lTD. 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.
Municipal, fee-supported, services will be provided to this site 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.
· "Ensure that facilities and services keep up with growth." (Chapter IV, Goal I, Objective A)
The addition of an EMS facility will help provide the additional services necessary for the
growing needs of the community.
· "Encourage the development of a continuum of services to meet the health care needs of the
citizens of Meridian." (Chapter VI, Goal V)
The development of an EMS facility on the subject property will help provide the emergency
medical services neededfor the growing community and citizens of Meridian.
· "Locate new community commercial areas on arterials or collectors near residential areas in
such a way as to complement with adjoining residential areas."
The subject property is located adjacent to an arterial roadway with residential uses to the
north and west of the site. Landscape buffers will be installed on the north and west
boundaries for a buffer to the existing residences. The EMS service proposed will
complement the adjoining residential uses and provide a much needed service in the
community.
. "Require all commercial and industrial businesses to install and maintain landscaping."
(Chapter V, Goal III, Objective D, Action 5)
Staffis conditioning approval of the subject CUP upon the applicant installing and
maintaining landscaping on this site. Please see the CUP Analysis in Section 10 belowfor
more information on landscaping this site.
. "Plan for a variety of commercial and retail opportunities within the Impact Area." (Chapter
Vll, Goal!, Objective B)
Staff believes that the proposed use does contribute to the variety of uses in this area.
. "Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII, Goal
IV, Objective D, Action 2)
Ada County EMS - CUP-06-040
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18, 2007
The applicant is not proposing any new access points to E. Pine Street, an arterial roadway.
One access point to E. Pine Street via an internal private drive was previously approved with
the subdivision. Access to the site will be provided by the private drive located along the west
boundary of the property.
The Comprehensive Plan recognizes that as the community increases in size and density, public
services must be expanded in order to meet those growing demands. (Ch. VII, page 81)
Staff finds that the proposal is generally harmonious with and in accordance with the Comprehensive
Plan.
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: UDC Table ll-2C-2lists public uses as a Conditional use in
the I-L zone.
b. Purpose Statement of Zone: The purpose of the I-L district is to provide for convenient
employment centers of light manufacturing, research and development, warehousing, and
distributing. In accord with the Meridian Comprehensive Plan, the I-L district is intended to
encourage the development of industrial uses that are clean, quiet and free of hazardous or
objectionable elements and that are operated entirely, or almost entirely, within enclosed
structures. Accessibility to transportation systems is a requirement ofthis district.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation: Staff is generally supportive of the
proposed site design and landscaping as presented on the CUP Site Plan, prepared by LCA
Architects, dated November 10, 2006, and the Landscape Plan, prepared by The Land Group,
labeled Sheet Ll.O, dated November 14, 2006, with the following comments:
Conditional Uses: In approving any conditional use, the decision-making body may
prescribe appropriate conditions, bonds and safeguards in confonnity with this Title that:
minimize adverse impact of the use on other property, control the sequence and timing of the
use, control the duration of the use, assure that the use and the property in which the use is
located is maintained properly, designate the exact location and nature of the use and the
property development, require the provision for on-site or off-site public facilities or services,
require more restrictive standards than those generally required in this Title, and require
mitigation of adverse impacts of the proposed development upon service delivery by any
political subdivision, including school districts, that provides services within the City (UDC
ll-5B-6D).
Because of the nature of the proposed public use, staff is recommending specific conditions
be placed on the proposed facility that will minimize, or alleviate the adverse impacts that
this use may pose to nearby properties in this part of the city (see Exhibit B).
Existing Approvals: This site was previously annexed into the City with an I-L zoning
district and platted as a lot in the Weed and Pest Control Campus Subdivision. A Condition
of Approval of the plat (PP-05-042) required all uses within the subdivision to obtain
Conditional use approval. With the plat, a 25-foot wide landscape buffer was required along
the west boundary of the subdivision adjacent to the existing residential land use. The
applicant applied for Alternative Compliance to this requirement to construct a private drive
along the west boundary within the required buffer location and relocate the 25-foot wide
buffer to the east side of the private drive. The Planning Director approved this request and
the private drive and landscape buffer have been constructed on the site.
Ada County EMS - CUP-06-040
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18, 2007
Uses: The applicant is proposing to construct a new 4,100 square foot facility for Ada
County EMS. The building will have an enclosed vehicle bay for the parking of two EMS
vehicles (ambulances). Interior spaces will include a visitor's lobby, kitchen, dayroom, and
sleeping rooms for the employees. The facility will operate and be manned 24 hours a day.
The applicant is only proposing to use the southern portion of the property for the proposed
EMS facility; the remainder of the property will be developed in future phases as
conceptually shown on the site plan showing the entire site, attached in Exhibit B.
Access: Access to the site is provided from E. Pine Street via an internal private drive
located along the west boundary of the site. The applicant is proposing to use the existing
private drive as access to/from this site. Staff is supportive of this proposal. No new
vehicular access is proposed, and none is approved with this application.
Landscaping: The landscaping shown on the Landscape Plan prepared by The Land
Group, labeled Sheet L1.0, dated 11-14-06, is approved with the following
modifications/notes:
· A 25-foot wide landscape street buffer, located entirely outside of the right-of-way,
was required with the plat along West Pine Street, an arterial roadway.
. The existing 25-foot wide landscape buffer adjacent to the residential use on the
west boundary has previously been reviewed and approved by the City; landscaping
shall be maintained within this buffer.
. Provide landscaping along the west side of the north-south private drive as
approved with the plat.
. Trees are required within the planter islands at the north and south ends of the row
of parking located on the west boundary of the property (one on each end).
· The stormwater water retention area proposed within the buffer on the west
boundary of the property must be constructed according to the standards listed in
UDC 11-3B-11C.
. 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 a revised landscape plan, with the Certificate of Zoning Compliance application.
Parking: Three parking stalls are required by UDC 11-3C-6B in the I-L zone. However,
because the proposed use is more commercial in nature than industrial, the Planning
Department is requesting that the applicant provide a minimum of 7 parking stalls as
shown on the site plan. The Police Department has also conunented that the site does not
appear to have adequate parking for employees, visitors, etc. (see Exhibit B). Unified
Development Code Table 11-3C-5 requires 90-degree parking stalls to be 19-feet long and 9-
feet wide, adjacent to 25-foot wide drive aisles. Staff finds the proposed parking complies
with the dimensional standards of the UDC.
Cross-access: A reciprocal ingress/egress easement was provided via the plat for all lots
within the subdivision.
Specific Use Standards for Public Uses: The UDC (11-4-3-30) has specific standards for
public uses. The first pertains to "public recreation and conununity centers," and the second
pertains to "public or quasi-public office." Neither of the aforementioned public uses pertains
Ada County EMS - CUP-06-040
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18, 2007
to the proposed EMS facility use, therefore no specific use standards are applicable to the
proposed use.
Elevations: The applicant has submitted elevations for the proposed building. The elevations
prepared by LCA Architects and attached in Exhibit A, show a pre-finished metal parapet
roof, stucco and concrete block walls, and metal downspouts. Staff is supportive of the
proposed elevations.
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 11-5B-IA). To ensure that all of the conditions of
approval listed in Exhibit B are complied with, the applicant should be required to obtain a
CZC permit and occupancy from the Planning Department prior to establishing the subject
use.
b. Staff Recommendation: Staff recommends approval of CUP-06-040 for Ada County EMS facility, as
presented in the Staff Report for the hearing date ofJanuary 18, 2007 based on the Findings of Fact as
listed in Exhibit C and subject to the conditions of approval as listed in Exhibit B. The Meridian
Plannin2 and Zonin!! Commission heard this item on January 18. 2007. At the public hearin!!.
thev moved to approve CUP-06-040.
11. EXHmITS
A. Drawings
1. CUP Site Plan (dated 11-10.06)
2. Site Plan showing entire site (dated 11-10-06)
3. Landscape Plan (dated 11-14-06)
4. Building Elevations
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
C. Required Findings from Unified Development Code
Ada County EMS ~ CUP-06-040
PAGE 8
CTTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18, 2007
Ada County EMS - CUP-06-040
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18, 2007
I,
II
I
1.-
I' ,I
~ -- rU-1 ~ 1- ".,--- -,
) ]..1 1
I : ' \ !h..:::-:,,-~
'.i' --nl
"'! _.....1 ~;' I' /
.....:.-, 71 I ", / I .~,.,- ",.
, "", /"'r '
--;;---''-_:-1-' -~'--':'- ~~~~,/l ~-J-~
, ~ ~ .. tit ,~,t-", ,'~'" , ,
'i (I, f ,
___.:...... -.'1' .;./. j,~ I If. <
. ,"'>i- ~ I I ',' I -,--
_ ,._.,,_______ ~ ~J'\ ; : /'~, '
, '.=~-:~:.: ~~~:~:^--.----i~~~; '~~:-~~J~r::.:n,~F~'^':'~:::I~'_--'~
-- n~~L__--= -0-__ --.. _~-o --:-- ~ - ---i.~~~~~~:_]~--~-~'~~>~ -- -:- -;
A. Drawings
1. CUP Site Plan (dated 11.10-06)
I
l
I
r-------'-- '-;1'
I
.
~ :
, f !
--------~...._~---ll
-\
\
.__....l
,.
!
j !
~
.-......, I
I .
I
~
.
.
,,",
....'fI-,....~,-_ 011I11II
-... j- ..._~.~. -
j.i~lj.
Exhibit A
n' -- _ III
~tJ
It
-\.: -
, I
I :
"" 6'< ~\
z ,._,.,
",'-., "'/
I
I I
I
I
. I
ill:;;:
~lJ!
'4\
:}/
,. ~I
~~
I
1
I'
,.,---,-, -
I -It
, I
I I~_._.~...._..m.
'.
"I~.,
.' I l
,I,
,
I
t':
.~:~
o~
Z'a::
,"", ""
,~,'~
,3: ..-::
;~~
Q
u
:.J
J
t.\i.
--.--
..
...
00
.::
32
'.-
;::l
'O:J :.-.
I' '" 1:
""':'11
~:s,
r.1 ci i
-,::g'1l
>-'E II
-b
Cz
::l
C
U
c;;l,
-C
<
.~
,gft
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18, 2007
2. Site Plan Showing Entire Site (dated 11-10-06)
..' ~
~
~--~,~;. ~::: ~ ~."-~. ~~.
lr-"'-
1
II
I:
~:. ----
I'
I'
II
, '
---
(.r-.--~':~ -'~;~~\~\~::",
'r-T~ ./ [\'~.,;.:
. chi (,Till !,'I
~g ,~fj~--'-:iw - I il!. t
!I" . .
f' I \'\~.---...- . ,";, '1 /
'.r---. -' ~~-~>L:i kf II
... ~ ---~---i -- ::I" .
.., -. /".~.;;: ~ - " ," ........J ",,'
I. ,- .,---'--'-' -=-r>.i I.j
[j I r~ ,t,..,~!.; ~'<
I I I"'; I
f -; iL-',=~--._ I
'.1 Ii -i I!I 'r I, II
I f :~ij
, 'III ::1',
" ,I,
'. [,
. '
1-" _..;.j..~_ ~._
'...--.-....."1...
2
~
-it.;----..-- :
~y . I
~ I :
I I
I I I
; T ,:~~~C;;~i;~,,~;:~~~[~
f-- ^'----... .
r------------------_,
I I
I I
, I
I
I
I
,
I
I
I
I
I I
L--;-._ - -~--- ~----,::--- t
I l' I
I
~i
t'~ I
~ '
,>
~
~~
l-,..;l..
..
.jlf
.~~
"~ ..
"(-~I."'"
Exhibit A
::
"'I
I
I 1.._
u
~!rL
.. ~
ii~
<;
". :1 r
I'.!
, -11;1
II>I
'J-, · ,Ill
! 'II
/i :>j/l
I';:' r .1
'r .,' I..
~I :. ,I ~ ;
"'l;( 'i, '1
) <.'.r; :It! ";
.f J:
'. . ",: ii
'" .~ . " . 1 ~
...;./," ,';":.
;, ~ ' tP.. ::.it.:' r
" '. ..:.~~~~>" '~:,:~"r(1'. ,
../ ./ "~,.,,
;,' .;~,~i:;:.::..,;:~.; '^,'I . .
,,';.....,~i
.,l..~.\ .
~
~u_
i
r
~
~--~--------~"7
: ~:i /
..-----, .,:!:l I
I <:i I
I I
j I
I I
I L~_...,._J
. ,
!..- .- .- .J ....1 _ _n .L. ~ .~
r--------~---------------l
, it I
ih i
I .
L---~~-_________________J
\
:'
/ ,.y
f -]:! --- :-'
l' - ~n C
\";,
--w-l.!
J
T';T/"~'-'
----f
j
_~;"'''' iri-?"<'~
. }'
.!. .
'U'"
df_~.
H'lll!.< 1... ij;.'
p(.;'
b~...
b,O
c:
.-
"0
-
'r:....
~
CO.
c
, L:\ ,.
V'.i~.
'o!:::' __"
,.c. .11
r.' C f
iooIooI <tI .
.~ .;;;; i
.;;>-. ~
~o...
C~
='
o
(j
C'j
-0
<
''"'
iiI[
$ B~
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18, 2007
3. Landscape Plan (dated 11-14-06)
--'
~"ir~" ...
-~ ' ..... ' ....-
y.--~
~::'^.ii\"I~'~ .'1:9) ___
--.~)!L._
AOriQ ....
~
I
J
'H~~f~~_______~~____~~_~_~
Illhl~llli
I . IIII)UJ
~ . II' '
f"":'".!\ ,"
. '\ ~ .'
..L=-~ i ....^
~.
I'll ~~ Ii hlllllll
iI' .f'r.rr llltil II
II I .1...1 Ii Ii"
"" I ~ . . I L
. :ilt I f III " III
oee~@Gl~\.%@@
.~I'111 ~ J! j
j II~ IN'f
~ liB 1!II~J'
Hu ..1
t _ ~ .
~.
. '.""'
..-.
.....
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18, 2007
3. Building Elevations
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18, 2007
B. Conditions of Approval
1. PLANNING DEPARTMENTS
1.1 The Site Plan, prepared by LCA Architects, dated 11-10-06, is approved with the conditions
listed herein. The applicant shall comply with all applicable provisions from the previous PP-05-
042 and FP-05-074 approvals for this site.
1.2 The landscaping shown on the Landscape Plan, labeled as Sheet Ll.O, prepared by The Land
Group, dated 11-14-06, is approved with the following modifications/notes:
. A 25-foot wide landscape street buffer, located entirely outside of the right-of-way, was
required with the plat along West Pine Street, an arterial roadway.
. The existing 25-foot wide landscape buffer adjacent to the residential use on the west
boundary has previously been reviewed and approved by the City; landscaping shall be
maintained within this buffer.
. Provide landscaping along the west side of the north-south private drive as approved with
the plat.
. Trees are required within the planter islands at the north and south ends of the row of
parking located on the west boundary of the property (one on each end).
. The stormwater water retention area proposed within the buffer on the west boundary of the
property must be constructed according to the standards listed in UDC 11-3B-IIC.
. 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 a revised landscape plan, with the Certificate of Zoning Compliance application.
1.3. Use the existing private drive to/from E. Pine Street as access for this site. No new driveways to
E. Pine Street are proposed with this application and none are approved.
1.4. Provide a minimum of 7 parking stalls on the site as shown on the site plan per requirement of the
Planning Department (see Section 10, Analysis).
1.5. All stormwater detention facilities incorporated into the approved open space are subject to UDC
11-3A-18 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as permitted under UDC 11-3B.
1.6. The office use portion of the proposed EMS facility shall be allowed as an accessory use to the
approved public use in accordance with UDC 11-4-3.30B.
1.7. The applicant shall be required to obtain a Certificate of Zoning Compliance (CZC) pennit from
the Planning Department prior to issuance of building pennits for this site.
1.8. The building elevation prepared by LCA Architects (attached in Exhibit A) is approved.
1.9. 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.
1.10. No signs are approved with this CUP application. All business signs require a separate sign
pennit in compliance with the sign ordinance.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18,2007
1.11. The applicant shall have a maximum of 18 months to commence the use as pennitted in accord
with the conditions of approval listed above. If the business has not begun within 18 months of
approval, a new conditional use pennit must be obtained prior to operation.
2. PUBLIC WORKS DEPARTMENT
2.1 The applicant shall coordinate fIre hydrant placement with the Public Works Department during
plan review.
2.2 The applicant shall provide elevation certifIcation prior to issuance of a building pennit.
2.3 The applicant shall be responsible for any mains or services that are required to provide service to
this site. Coordinate size and location with the Public Works Department.
2.4 During plan review a looped system may be required to achieve adequate fIre flows.
2.5 The applicant shall provide a 20-foot easement, using the City of Meridian's standard forms, for
all public water/sewer mains outside of public right of way (include all water services and
hydrants). Any manholes, water valves, or b10w.offs not located with the right-of-way, or under
paving, shall have a 14-foot wide all weather access road placed over them to facilitate routine
maintenance.
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 detennined during the plan review process.
2.8 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.
2.9 Applicant shall be responsible for application and compliance with and NPDES Pennitting that
may be required by the Environmental Protection Agency.
2.10 Applicant shall be responsible for application and compliance with any Section 404 Pennitting
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 tire 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 Hydrants shall 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 comers 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 ofthe project.
3.3. Any roadway greater than 150 feet in length that is not provided with an outlet shall be required
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18, 2007
to have an approved turn around. Phasing of the project may require a temporary approved turn
around on streets greater than 150' in length with no outlet. Because the drive around the rear
of the building exceeds 150 feet in length, a turn around is needed.
3.4. All entrance and internal roads and alleys shall have a turning radius of28' inside and 48' outside
radius.
3.5. Private Alleys and Fire Lanes shall have a 20' wide improved surface capable of supporting an
imposed load of75,000 lbs. All roadways shall be marked in accordance with Appendix D
Section DI03.6 Signs.
3.6. Operational ftre hydrants, temporary or permanent street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
3.7. Commercial and offtce occupancies will require a fire-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.8. Provide exterior egress lighting as required by the International Building & Fire Codes.
3.9. 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
measured 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 offtcial. 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).
4. POLICE DEPARTMENT
4.1 The proposed development shall limit landscaping shrubs and bushes to species that do not
exceed three feet in height.
4.2. The site does not appear to have adequate parking for employees, visitors, etc.
5. PARKS DEPARTMENT
5.1 No comments were received from the Parks Department on this application.
6. SANITARY SERVICES COMPANY
6.1 Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal and
submit stamped (approved) plans with your certificate of zoning compliance application.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18,2007
C. Required Findings from Zoning Ordinance
1. Conditional Use Petmit Findings:
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 building and use on this site can accommodate and meet all dimensional and
development regulations of this district. However, previously this site was granted Alternative
Compliance to relocate the required landscape buffer, adjacent to the residential property to the
west, on the east side of the private drive. The Commission finds that the subject property is large
enough to accommodate the required yards (setbacks), parking, landscaping and other features
required by the ordinance. The Commission should rely on Staffs 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.
The Commission finds that the Comprehensive Plan designation for this property is "Industria1."
The proposed public use is more commercial in nature than industrial, but "public uses" are
Conditional uses in the I-L zone. The proposed use is generally harmonious with the requirements
of the UDC (see Section 8, 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.
The Commission finds that if the applicant complies with the conditions outlined in this report,
the general design, construction, operation, and maintenance of the proposed uses 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.
The Commission 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 detetmine 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 such as highways, streets, schools, parks, police and fire protection, drainage
structures, refuse disposal, water, and sewer.
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18, 2007
The Commission 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, the Commission finds that
the proposed use will be served adequately by all of the public facilities and services listed above.
6. That the proposed use wlll 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. The
Commission 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 wlll not involve activities or processes, materials, equipment and
conditions of operation that wlll 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 recognizes that traffic and noise may increase with the approval of the subject
use in this location; however, the Commission does not believe that the amount generated will be
detrimental to the general welfare of the public. The Commission does not anticipate the
proposed use will create excessive noise, smoke, fumes, glare, or odors. The Commission fmds
that the proposed uses will not be detrimental to people, property or the general welfare of the
area.
8. That the proposed use wlll not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
The Commission finds that there should not be any health, safety or environmental problems
associated with this development. The Commission finds that the proposed use will not result in
the destruction, loss or damage of any natural, scenic or historic feature of maj or importance.
Exhibit C