HomeMy WebLinkAboutLiddell Vet Clinic CUP-07-006
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FINDINGS OF FACT, CONCLUSIONS OF I,IDAHO }
LAW AND ~~., .~._/
DECISION & ORDER - ,.I...__;j.._ (I'm
In the Matter of the Request for Conditional Use Permit approval for an Animal Care
Facility Use in an L-O (Limited Office) Zone, by Falash & Ross Construction.
Case No(s). CUP-07-006
For the Planning and Zoning Commission Hearing Date of: May 3, 2007 (Findings
approved on May 17, 2007)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of May 3,2007,
incorporated by reference)
2. Process Facts (see attached Staff Report for the hearing date of May 3,2007,
incorporated by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of May 3,
2007, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the
hearing date of May 3,2007, 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 of the 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.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-07-006
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not
impose expense upon the public ifthe 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 Conditions of Approval, Site Plan, Landscape Plan,
and Elevations, in the attached Staff Report for the hearing date of May 3,2007,
incorporated by reference. The conditions are concluded to be reasonable and the
applicant shall meet such requirements as a condition of approval ofthe application.
C. Decision and Order
Pursuant to the Planning & Zoning Commission's authority as provided in Meridian City
Code ~ II-SA and based upon the above and foregoing Findings of Fact which are herein
adopted, it is hereby ordered that:
1. The applicant's Conditional Use Permit request as evidenced by having submitted the
Site Plan and Landscape Plan, both dated 3/15107, and Elevations, dated 3/12/07, is
hereby conditionally approved;
2. No modifications to the site specific conditions were made at the Planning & Zoning
Commission hearing; and
3. The site specific and standard conditions of approval are as shown in the attached Staff
Report for the hearing date of May 3,2007, 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
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-07-006
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 ll-5B-6.G.l, the Director may authorize a single extension ofthe
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 of the governing body of the 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 May 3,2007.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-07-006
By action of the Planning & Zoning Commission at its regular meeting held on the 1Y17
day of /74!Y, 2007.
COMMISSIONER STEVE SIDDOW A Y
VOTED~
VOTED~
VOTED~
VOTED*~
VO ED LffA..-.
COMMISSIONER MICHAEL ROHM
( Chair)
COMMISSIONER DAVID MOE
COMMISSIONER WENDY NEWTON-HUCKABAY
COMMISSIONER TOM O'BRIEN
Attest:
"-
Tara Green, Deputy City Cler~ SEAL
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Copy served upon Applicant, Th&-P.H~I ~R~ Public Works Department and City
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By: S~CUi rnjltJJ
City Clerk
Dated:
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CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-07-006
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 3, 2007
SUBJECT:
Hearing Date: May 3,2007
Planning & Zoning Commission
Sonya Watters, Associate City Planner
(208) 884-5533
Liddell Veterinary Clinic
. CUP-07-006
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STAFF REPORT
TO:
FROM:
Conditional Use Pennit for the operation of an animal care facility in an L-O
zone
. DES-07-003
Design Review for structure located adjacent to an entryway corridor
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The Applicant, Falash & Ross Construction, is requesting Conditional Use Pennit (CUP) approval for
the operation of an animal care facility in an L-O (Limited Office) zone. The site consists of 0.70 of
an acre and is located at 2250 W. Everest Lane, on the south side of Chinden Boulevard,
approximately Y2 mile west ofN. Linder Road.
Per UDC 11-2B-2, animal care facilities require CUP approval in the L-O zone. The veterinary clinic
will take up 4,913 square feet of the 6,862 square foot multi-tenant building proposed for this site and
will consist of the following rooms: waiting, treatment, surgery, exam, etc, as shown on the floor plan
attached in Exhibit A of this staff report.
Because the subject property is located adjacent to Chinden Boulevard, an entryway corridor, the site
and proposed building are required to comply with the design standards listed in UDC 11-3A-19C
(see Section 10, Analysis of this staff report for more information). The applicant has applied for
Design Review approval concurrently with the CUP application; however, the Commission is not
required to make a decision on the design review portion, only the CUP. Per UDC 11-5A-2, Design
Review is an administrative approval process and does not require Commission action. However, if
the Commission has comments related to the design review standards they can be incorporated into
the conditions of approval.
2. SUMMARY RECOMMENDATION
Staff has provided a detailed analysis of the requested CUP application below. Staff recommends
approval of CUP-07-006 for the Liddell Veterinary Clinic, as presented in the Staff Report for
the hearing date of May 3,2007, based on the Findings of Fact as listed in Exhibit C and subject
to the conditions listed in Exhibit B.
The Meridian Planninl! and Zoninl! Commission heard this item on Mav 3.2007. At the public
hearinl!. they moved to approve CUP-07-006.
.!!.:. Summary of Commission Public Hearinl!:
i. In favor: Bill Carter (Property Owner) and Mike Falash (Applicant)
ii. In opposition: None
iii. Commentinl!: None
iv. Written testimony: None
v. Staff presentinl! application: Sonya Watters
vi. Other staff commentinl! on application: None
b. Key Issues of Discussion by Commission:
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 3, 2007
i. The tOO-feet of ril!ht-of-way requested to be preserved for future hil!hway
widening: by ITD and additional 30-foot wide landscape buffer required by the
City.
~ Key Council Chanees to Commission Recommendation:
i. None
3. PROPOSED MOTIONS
Approval
After considering all Staff, Applicant, and public testimony, I move to approve File Number CUP-07-
006, as presented in the staff report for the hearing date of May 3, 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 May 17, 2007.
Denial
After considering all Staff, Applicant, and public testimony, I move deny File Number CUP-07.006,
as presented during the hearing on May 3, 2007, for the following reasons: (you must state specific
reasons for denial and what the applicant could do to obtain your approval in the future). I further
move to direct Staff to prepare an appropriate findings document to be considered at the next
Planning and Zoning Commission hearing on May 17, 2007.
Continuance
After considering all Staff, Applicant, and public testimony, I move to continue File Number CUP-
07-006 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:
2250 W. Everest Lane (Parcel No.'s: R3501350030 & R3501360040)
Lot 3, Block 1, Hastings Subdivision No.1 and Lot 7, Block 1, Hastings Subdivision No.2
Northeast ~ of Section 26, Township 4 North, Range 1 West.
b. Owner:
Sara Liddell
1485 Artesian Road
Eagle, ill 83616
c. Applicant/Contact:
Mike Falash, Falash & Ross Construction
150 S. Adkins Way, Ste. 140
Meridian, ill 83642
d. Present Zoning: L-O (Limited Office)
e. Present Comprehensive Plan Designation: Mixed Use - Community (MU-C)
f. Description of Applicant's Request: The Applicant is requesting Conditional Use Pennit (CUP)
approval for the operation of a 4,900 square foot veterinary clinic at 2300 W. Everest Lane. The
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 3, 2007
proposed veterinary clinic will include the following rooms: waiting, treatment, surgery, exam,
etc.
5. PROCESS FACTS
a. The subject application will, in fact, constitute a conditional use as detennined by City
Ordinance. By reason of the provisions of Idaho Code, Title 67, Chapter 65, and UDC 11.5A-2D,
a public hearing is required before the Planning and Zoning Commission on this matter.
b. Newspaper notifications published on: April 16, 2007 and April 30, 2007
c. Radius notices mailed to properties within 300 feet on: April 5, 2007
d. Applicant posted notice on site by: April 23, 2007
6. LAND USE
a. Existing Land U see s) : Vacant
b. Description of Character of Surrounding Area: The adjacent lots are zoned L-O and are in the
development process. Residential homes in Lochsa Falls Subdivision exist to the south of the site.
c. Adjacent Land Use and Zoning
1. North: Vacant property, zoned TN-C
2. East: Vacant property, zoned L-O
3. South: Single-family residences in Lochsa Falls Subdivision, zoned R-4
4. West: Vacant property, zoned L-O
d. History of Previous Actions Pertaining to this Site:
. This property was annexed (AZ~02-01O) into the City with an R-4 zone in 2003. A
Development Agreement (DA) was recorded (Instrwnent # 103012598) for the property
at that time. Concurrently, a preliminary plat (pP-02-009) and conditional use
pennit/planned development (CUP-02-012) were approved for Lochsa Falls Subdivision.
A final plat (FP-04-007) for phase 12 of Lochsa Falls Subdivision, in which this property
lies, was approved in 2004. An addendum to the DA was also recorded in 2004
(Instrument #104033484).
. A detailed conditional use pennit (CUP-06-008) was approved in April, 2006 for the
proposed office buildings on this site.
. The subject property was rezoned (RZ-06-003) from R-4 to L-O in July, 2006.
. The subject lots were re~platted through the short plat (SHP-06-001 & SHP-06-002)
process as Hastings Subdivision NO.1 & No.2 in March, 2007.
. A Certificate of Zoning Compliance (CZC-07-059) was approved for this site on April 3,
2007, for a shell and core.
e. Existing Constraints and Opportunities
1. Public Works
Location of sewer: Existing building already serviced.
Location of water: Existing building already serviced.
Issues or concerns: None
Liddell Vet Clinic CUP-07-006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 3,2007
2. Vegetation: None
3. Floodplain: NA
4. Canals/Ditches Irrigation: NA
5. Hazards: No hazards are known to exist on the site
6. Existing Zoning: L-O (Limited Office)
7. Lot Size: 0.70 of an acre
f. Conditional Use Information:
1. Non-residential square footage: 4,913 square feet
2. Hours of Operation: 7:00 am to 7:00 pm Monday through Friday and Saturday 9 am to 7 pm
g. Off-Street Parking:
1. Parking spaces required: 10
2. Parking spaces provided: 29
3. Compact spaces proposed: 10
h. Landscaping
1. Width of street buffer(s): 35 feet along Chinden
2. Width ofbuffer(s) between land uses: NA
3. Other landscaping standards: See 11-3B-8, Parking Lot Landscaping, for internal parking lot
landscaping requirements.
1. Required dimensional standards for the L-O zone, per UDC 11-2B-3:
Front setback: 20'
Rear setback: 20'
Interior side setback: 10'
Maximum building height: 35'
J. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Access to this
site is provided from W. Everest Lane, a private street. Driveways are proposed within a platted
cross access ingress/egress easement for circulation within the site. No new access points or
streets are proposed or approved with this application.
7. COMMENTS MEETING
On April 13 2007, a joint agency and departments meeting was held with service providers in this
area. The agencies and departments present included: 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.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
The 2002 Comprehensive Plan Future Land Use Map designates the subject property as "Mixed Use-
Community." Per Chapter VII of the Comprehensive Plan, the Mixed Use land use category contains
five sub~categories. "Generally, the mixed-use designation will provide for a combination of
compatible land uses that are typically developed under a master or conceptual site plan. The purpose
Liddell Vet Clinic CUP-07-006
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 3, 2007
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 following standards apply to the MU-C category: 1) Up to 25 acres may be non-residential uses
and 2) Up to 200,000 square feet of non-residential building area is allowed.
Staff finds that the request generally conforms to the stated purpose, intent, and standards of the MU-
C land use category within the Comprehensive Plan. Staff finds the following Comprehensive Plan
policies to be applicable to this property and apply to the proposed use (staff analysis in italics):
. Chapter VII, Goal I, Objective B, Action 3 (page 109) - Locate small-scale neighborhood
commercial areas within planned residential developments as part of the development plan.
The subject property was included in the planned development for Lochsa Falls Subdivision.
The proposed veterinary clinic will offer a needed service in this area and will be easily
accessed by the surrounding residents of Lochs a Falls Subdivision.
· Chapter VII, Goal I, Objective B, Action 5 (page 109) - Locate new community commercial
areas on arterials or collectors near residential areas in such a way as to complement with
adjoining residential areas.
This site is located adjacent to Chinden Boulevard, an arterial roadway, and Lochsa Falls
Subdivision, a residential development. The proposed veterinary clinic should complement
the surrounding residential uses while providing a much-needed service in this area.
. Chapter V, Goal III, Objective D, Action 3 (page 43) - Require all new parking lots to
provide landscaping in internal islands.
The site plan indicates that internal parking lot landscaping will be provided on the site.
. Chapter VII, Goal IV, Objective D, Action 2 (page 114) - Restrict curb cuts and access points
on collectors and arterial streets.
This site is not proposing and is not approved for direct access to Chinden Boulevard, an
arterial roadway. Access to the site will be provided from W. Everest Lane, a private street
within Lochsa Falls Subdivision.
. Chapter IV, Goal I, Objective A, Action 6 (page 26) - Permit new residential, commercial, or
industrial developments only where urban services can be reasonably provided at the time of
final approval and development is contiguous to the City.
City services can be provided to the subject property.
Staff believes that the proposed use is consistent with the Comprehensive Plan and is compatible
with the surrounding uses. Staff recommends that the Commission rely on any verbal or written
testimony that may be provided at the public hearing when determining if the applicant's request is
appropriate for this property.
9. ZONING ORDINANCE
a. Allowed Uses in Commercial Districts: UDC Table 11-2B-2 lists the permitted, accessory, and
conditional uses in the L-O zoning district. Animal care facilities are a conditional use in the L-O
zone with the Specific Use Standards listed in UDC 11-4-3-1 (see Section 10, Analysis, for
specific use standards).
Liddell Vet Clinic CUP-07-006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 3, 2007
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
proximity to streets and highways.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation: Staff is generally supportive of the
proposed CUP request as presented in the staff report, with the following comments:
CUP: Per UDC 11-2B-2, an animal care facility requires conditional use permit approval in the
L-O zone. Further, Specific Use Standards apply to this type of use as follows:
Specific Use Standards for an Animal Care Facility, per UDC 11-4-3-1:
A. All animals shall be indoors at all times.
B. The facility owner and/or operator shall comply with all state and local regulations
relative to such a facility and shall maintain housekeeping practices designed to
prevent the creation of a nuisance and to reduce noise and odor to a minimum.
Design Standards: Because the subject property is located adjacent to an entryway corridor, all
structures proposed for the site are subject to the design standards listed in UDC 11-3A-19C, as
follows (staff analysis in italics):
1. Architectural Character:
a. Facades: Facades visible from a public street shall incorporate modulations in the
fayade, roofline recesses and projections along a minimum of twenty percent (20%)
of the length of the facade. The proposed building incorporates modulations in the
fw;ade, roojline recesses and projections in excess of the required amount.
b. Primary public entrance(s): The primary building entrance(s) shall be clearly defined
by the architectural design of the building. Windows, awnings, or arcades shall total a
minimum of thirty percent (30%) of the facade length facing a public street. The
applicant's narrative states that the primary building entrance is defined by a 5 foot
protrusion, built up pilasters, and EIFS gable containing an elevated fascia height.
The windows shown on the north elevation (Chinden exposure) do Hot total the
required 30% of the fafade; the applieaHt ShONhl e811fply with this r-equir-emeHt.
c. Roof lines: Roof design shall demonstrate two or more of the following: a)
overhanging eaves, b) sloped roofs; c) two (2) or more roof planes; d) varying
parapet heights; and e) cornices. The proposed roofdesign incorporates a sloped roof
and overhanging eaves, which complies with this requirement.
d. Pattern variations: At least two (2) changes in one (1) or a combination of the
following shall be incorporated into the building design: color, texture and/ materials.
The building design incorporates EIFS (stucco) and cultured stone on the fa(:ade,
which complies with this requirement.
e. Mechanical equipment: All ground-level and rooftop mechanical equipment shall be
screened to the height of the unit as viewed from the property line. The ground level
mechanical equipment will be screened at a height of 30" tall with an EIFS wall
matching the color and texture of the main building fa(:ade, which complies with this
requirement.
Liddell Vet Clinic CUP-07-006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 3, 2007
2. Color and materials: Exterior building walls shall demonstrate the appearance of high-
quality materials of stone, brick, wood or other native materials. Acceptable materials
include tinted or textured masonry block, textured architectural coated concrete panels,
tinted or textured masonry block, or stucco or stucco~like synthetic materials. Smooth-faced
concrete block, tilt-up concrete panels, or prefabricated steel panels are prohibited except as
accent materials. The materials proposed for the exterior building walls are stucco and
cultured stone, which complies with this requirement.
3. Parking Lots: No more than seventy percent (70%) of the off-street parking area for the
structure shall be located between the front fa<;ade of the structure and abutting streets,
unless the principal building(s) and/or parking is/are screened from view by other
structures, landscaping and/or berms. The site complies with this requirement.
4. Pedestrian walkways:
a. A continuous internal pedestrian walkway that is a minimum of eight feet (8 ') in width
shall be provided from the perimeter sidewalk to the main building entrance. The
walkway width shall be maintained clear of any outdoor sale displays, vending
machines, or temporary structures. An 8-foot wide pathway is proposed from the
perimeter sidewalk along W Everest Lane to the main building entrance, which
complies with this requirement.
b. The internal pedestrian walkway shall be distinguished from the vehicular driving
surfaces through the use of pavers, colored or scored concrete, or bricks. The internal
pedestrian walkway will consist of scored concrete, which complies with this
requirement.
c. Walkways at least eight feet (8') in width, shall be provided for any aisle length that is
greater than one-hundred fifty (150) parking spaces or two hundred feet (200') away
from the main building entrance. This requirement is not applicable to this site.
d. The walkways shall have weather protection (including but not limited to an awning or
arcade) within twenty feet (20') of all customer entrances. The applicant's narrative
states that the single customer entrance provided for this tenant space will have a 5
foot protrusion over it for weather protection. Staff h<<s inehuletl << cant/iRan in
Exhibit /J of thili 8taff report f-or the <<pplicaRt to depict fJR << revised cepy of the
eleWilRfJllS, the 5 jafJt pl'fJtJ'flsifJ1f.
Dimensional Standards: The applicant shall comply with the dimensional standards listed in
UDC ll-2B-3 for the L.O zone. Staff has reviewed the site plan submitted with this application
and found it to comply with the required dimensional standards of the L-O zone.
Chinden Boulevard Right-of-Way: Idaho Transportation Department (ITD) has submitted
comments on this application, contained in Exhibit B of this staff report, that request a building
setback of 100 feet, measured from the centerline of Chinden Boulevard, for future highway
expansion. The City requires a 35-foot wide landscape buffer adjacent to entryway corridors,
outside of the required right-of-way. A 35-foot wide landscape buffer currently exists adjacent to
Chinden Boulevard but it is within the area proposed for the highway expansion and will be
removed when the highway is widened. Therefore, a new 35-foot wide buffer will be required
adjacent to the highway. Five feet of landscape buffer exists to the north of this site beyond the
required 100 feet and a 30-foot wide buffer will be required to be constructed on this site for a
total of a 35-foot wide buffer. Because the parking shown along the north boundary of this site is
located within the required buffer area, the northern parking is not approved. The proposed
building location is 157+/- feet from centerline of Chinden, which is outside of the area planned
for future highway expansion and the required buffer area. The proposed building location will
Liddell Vet Clinic CUP-07-006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 3, 2007
also still meet the required 20 foot rear setback required in the L-O zone. Staff is requiring that
a 30-foot wide landscape buffer be constructed along the north boundary of this site outside
of the tOO-foot right-of-way needed by ITD for Chinden Boulevard (see Exhibit B of this
staff report).
Access: Access to the site is provided from W. Everest Lane, a private street. Internal driveways
are proposed within a platted cross access ingress/egress easement for circulation within the site.
No new access points or streets are proposed or approved with this application.
Parking: In commercial districts, one off-street parking space is required per 500 square feet of
gross floor area, per UDC 11-3C-6B. Based on the proposed 4,913 square foot facility, 10
parking stalls are required for this business. (The multi-tenant building in which this business will
be located is proposed to consist of 6,862 square feet, which would require a total of 14 stalls for
the site.) Twenty-nine stalls are provided (excluding the compact stalls shown along the north
boundary that Staff is requesting be removed), which exceeds the number required. A bicycle
rack is required to be installed on the site that is capable of holding a minimum of 2 bicycles and
should comply with the standards listed in UDC 11-3C-SC.
Site Plan: Staff has reviewed the site plan submitted with this application and found the
following items need to be shown on a revised site plan:
· The planter islands shown in the parking lot shall contain a minimum of 50 square feet
and the planting area shall not be less than five feet in any dimension, measured inside
curbs, per UDC 11-3B-8C2a.
· Provide a bicycle rack on the site capable of holding a minimum of 2 bicycles (see UDC
11-3C-5C & 11-3C-6G).
· All parking stalls adjacent to the sidewalk around the building shall be provided with a
substantial wheel restraint to prevent cars from overhanging beyond the designated
parking stall dimensions per UDC 11- 3C-5B3.
· The parking stalls along the north boundary shall be removed and a 3D-foot wide
landscape buffer shall be shown along the north property boundary. (Five feet of
landscape buffer exists to the north of this site beyond the required 100 feet for future
highway expansion. If a 3D-foot wide buffer is constructed on this site it will meet the 35-
foot wide buffer requirement.)
Landscaping: The existing landscape buffer adjacent to Chinden was installed with the
subdivision improvements for Lochsa Falls Subdivision. Internal landscaping should be provided
on the site in compliance with the standards listed in UDC 11-3B-8, Parking Lot Landscaping.
Staff has reviewed the landscape plan submitted with this application and found the following
items need to be shown on a revised landscape plan:
· Provide 2 additional trees within the S-foot wide landscape buffer along the north
property boundary, per UDC 11-3B-8C.
· Landscape planter islands in parking lots shall contain a minimum of 50 square feet, and
the planting area shall not be less than five feet in any dimension, measured inside curbs
per UDC 11-3B-8C2a.
· A 3D-foot wide landscape buffer shall be shown along the north property boundary that
complies with the standards listed in UDC 11-3B-7C. (Parking should be removed along
the north boundary.)
Liddell Vet Clinic CUP-07-006
Page 8
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 3, 2007
Hours of Operation: The proposed hours of operation for the proposed vet clinic use are from 7
am to 7 pm Monday through Friday and 9 am to 7 pm on Saturday.
Building Elevations: Elevations of the proposed building were submitted with this application
and are attached in Exhibit A of this staff report. The proposed building shall be constructed in
accordance with the elevations shown in Exhibit A and the design standards listed in UDC 11-
3A-19C as detailed above.
Development along State Highways: Because the north boundary of this site is located adjacent
to Highway 20-26, the standards listed in UDC ll-3H-4B regarding development along State
highways, apply to the development of this property. Staff has reviewed these standards and
except for the 35-foot wide buffer being located outside of the 100-foot future right.of-way,
found the site to comply with the standards listed.
Certificate of Zoning Compliance (CZC): A CZC was approved for the building on this site on
April 3, 2007 (CZC-07-059). The applicant should submit a Revised CZC application with
revised plans that comply with the conditions of approval listed in Exhibit B of this staff
report, prior to establishment of the new use. All improvements must be installed prior to
occupancy.
b. Staff Recommendation: Staff recommends approval of CUP-07-006 for an animal care
facility in the L-O zone for Liddell Veterinary Clinic, as presented in the Staff Report for
the hearing date of May 3, 2007, based on the Findings of Fact as listed in Exhibit C and
subject to the conditions of approval listed in Exhibit B. The Meridian Plannin!! and Zonin!!
Commission heard this item on Mav 3. 2007. At the public heario!!. they moved to approve
CUP-07-006.
11. EXHmITS
A. Drawings
1. Vicinity/Zoning Map
2. Site Plan (dated: 3/15/07)
3. Landscape Plan (dated: 3/15/07)
4. Building Elevations (dated: 3/12/07)
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
8. Idaho Transportation Department
C. Required Findings from UDC
Liddell Vet Clinic CUP.07-006
Page 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 3, 2007
A. Drawings
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Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 3,2007
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 3, 2007
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 3,2007
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Exhibit A
Page 1
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 3, 2007
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 The site plan, prepared by Tomlinson Designs, dated March 15, 2007, is approved, with the
conditions listed herein. The Applicant shall comply with all applicable conditions of approval
associated with this site (AZ~02-01O, PP-02-009, CUP-02-012, CUP.06-008, RZ-06.003, SHP-
06-001, SHP-06-002, CZC-07-059, and Development Agreement (Instrument No. 103012598
and 104033484). The applicant shall revise the site plan as follows:
a. The planter islands shown in the parking lot shall contain a minimum of 50 square feet and
the planting area shall not be less than five feet in any dimension, measured inside curbs, per
UDC 11-3B-8C2a.
b. Provide a bicycle rack on the site capable of holding a minimum of 2 bicycles (see UDC 11-
3C-5C & 11-3C-6G).
c. All parking stalls adjacent to the sidewalk around the building shall be provided with a
substantial wheel restraint to prevent cars from overhanging beyond the designated parking
stall dimensions, per UDC 11-3C-5B3.
d. The parking stalls along the north boundary shall be removed and a 30-foot wide landscape
buffer shall be shown along the north property boundary. (Five feet of landscape buffer exists
to the north of this site beyond the required 100 feet for future highway expansion. If a 30-
foot wide buffer is constructed on this site it will meet the 35-foot wide buffer requirement.)
1.2 The applicant shall comply with the dimensional standards listed in UDC 11-2B-3 for the L-O
zone; no modifications to the required standards were approved with this application.
1.3 Provide a bicycle parking rack on the site capable of holding 2 bicycles that complies with the
standards listed in UDC 11-3C-5C.
1.4 The applicant shall comply with the Specific Use Standards for an Animal Care Facility listed in
UDC 11-4-3-1 as follows:
a. All animals shall be indoors at all times.
b. The facility owner and/or operator shall comply with all state and local regulations relative to
such a facility and shall maintain housekeeping practices designed to prevent the creation of a
nuisance and to reduce noise and odor to a minimum.
1.5 The applicant shall comply with the design standards listed in UDC 11- 3A.19C.
1.6 The applicant's design review application is hereby approved. The proposed building shall be
constructed in accordance with the elevations shown in Exhibit A and the conditions of approval
noted herein. The bl:lildiflg ele\<atiofls shall be revised to depiet the 5 foot protrusiOl'l, as flOted in
the applieam's aarrative, over the siagle el:lstflmer effiranee for weather protectioa ia complianee
with UDC II 3.'\ 19C1d. The lwrth bl:lildiag elevatiofl faeiag Chiflaen R0l;11evard shall be revised
to refleet wiadows, aWrHags, or areades tfltalmg a mffiiml;1ffi of 30~<. of the falfade length, pet'
UDC 11 3A 19C1b
1.7 The hours of operation for the proposed use shall not exceed the hours from 7 am to 7 pm
Monday through Friday and 9 am to 7 pm on Saturday.
1.8 The applicant shall revise the landscape plan as follows:
a. Provide 2 additional trees within the 5-foot wide landscape buffer along the north property
boundary, per UDC 11-3B-8C.
Exhibit B Page I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 3, 2007
b. Landscape planter islands in parking lots shall contain a minimum of 50 square feet, and the
planting area shall not be less than five feet in any dimension, measured inside curbs per
UDC 11-3B-8C2a.
c. A 30-foot wide landscape buffer shall be shown along the north property boundary that
complies with the standards listed in UDC 11-3B-7C. (Parking should be removed in this
location along the north boundary.)
1.9 The applicant shall submit a Revised Certificate of Zoning Compliance application with revised
plans that comply with the conditions of approval listed herein, prior to establishment of the new
use.
1.10 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.
1.11 No new signs are approved with this CUP application. All business signs require a separate sign
permit in compliance with the sign ordinance.
1.12 The Applicant shall have a maximum of 18 months to conunence 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 Public Works has no concerns with this application.
3. FIRE DEPARTMENT
3.1 The proposed project has no fire department concerns. Final Approval of the fire hydrant locations
shall be by the Meridian Fire Department.
3.2 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.
3.3 Final Approval ofthe fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 Yz" 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 of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.4 All entrance and internal roads and alleys shall have a turning radius of28' inside and 48' outside
radius.
3.5 For all Fire Lanes provide signage "No Parking Fire Lane".
Exhibit B Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 3, 2007
3.6 Insure that all yet undeveloped parcels are maintained free of combustible vegetation.
3.7 Fire lanes, streets, and structures including the canopy height of mature trees shall have a vertical
clearance of 13'6.
3.8 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.
3.9 Building setbacks shall be per the International Building Code for one and two story construction.
3.10 Commercial and office 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.
3.11 The fire department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and efficient
response by fire and emergency medical service vehicles. This cost of this installation is to be
borne by the developer.
3.12 Maintain a separation of 5' from the building to the dumpster enclosure.
3.13 Provide a Knox box entry system for the complex prior to occupancy.
3.14 The first digit of the Apartment/Office Suite shall correspond to the floor level.
3.15 The applicant shall work with Plarming Department staff to provide an address identification plan
and a sign which meets the requirements of the City of Meridian sign ordinance at the required
intersection(s ).
3.16 All aspects of the building systems (including exiting systems), processes & storage practices shall
be required to comply with the Intemational Fire Code.
3.17 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
3.18 Provide exterior egress lighting as required by the International Building & Fire Codes.
3.19 There shall be a fire hydrant within 100' of all fire department connections.
3.20 Buildings over 30' in height are required to have access roads in accordance with The International
Fire Code Appendix D Section DI05.
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. SANITARY SERVICES COMPANY
1. SSC has no comments related to this application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 The previous conditions and requirements for MAZ-02-010, MPP-02-009, and MCUP-02-0l2 for
Lochsa Falls Subdivision also apply to the subject application.
7.2 Prior to final approval you will need to submit plans to the ACHD Development Review
Department.
Exhibit B
Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 3, 2007
7.3 A traffic impact fee will be assessed by ACHD and will be due prior to the issuance of a building
permit. Contact ACHD Planning & Development Services at 387-6170 for information regarding
impact fees.
8. IDAHO TRANSPORTATION DEPARTMENT
8.1 Access to this site should be provided from W. Everest Lane only.
8.2 We are requesting a setback of 100 feet from the highway centerline for future highway
expansion.
8.3 Noise abatement (berms, fences, etc.) will be the responsibility of the developer and will be
constructed off ofthe State right-of-way.
Exhibit B Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 3, 2007
C. Required Conditional Use Pennit Findings from UDC
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 existing site is large enough to acconunodate the proposed use and comply with the
dimensional and development regulations of the L-O zoning district, including the preservation of
the 100-feet of right-of-way for Chinden and the 35-foot wide landscape buffer.
Off-street parking is required at the ratio of one space per 500 square feet of gross floor area in
commercial districts (UDC 11.3C-6). Fourteen off-street parking stalls are required for this site
based on the total square footage of the building; twenty-nine are provided. The applicant
complies with this requirement. Further, the proposed building location complies with the
setbacks of the L~O district.
Staff recommends the Commission rely on Staff s analysis and any oral or written public
testimony provided when detennining 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 [rods that the Comprehensive Plan Future Land Use Map designation for this
property is Mixed Use - Community. The property is currently zoned L-O, which complies this
designation. 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.
The Commission finds that, if the Applicant complies with the conditions outlined in this report,
the operation of the proposed use should be compatible with other uses in the general
neighborhood and with the existing and intended character of the area. Further, the Commission
believes that the proposed use will not adversely change the essential character of the area.
4. That the proposed use, if it complies with all conditions of the approval imposed, will not
adversely affect other property in the vicinity.
The Commission finds that, if the Applicant complies with the conditions outlined in this report,
the proposed use will not adversely affect other property in the area.
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 that the site will be adequately served by the previously mentioned public
facilities and services.
6. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
If approved, the Applicant will be financing any improvements required for development. 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.
Exhibit C
Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 3, 2007
7. That the proposed use will not involve activities or processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare, or odors.
Staff recognizes that traffic and noise is a concern; however, Staff does not believe that the
amount generated by the proposed new use of the property will be detrimental to any persons,
property, or the general welfare of the public. Staff does not anticipate the proposed use will
create excessive noise, smoke, fumes, glare, or odors.
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.
The Commission finds that there should not be any health, safety or enviromnental problems
associated with the proposed use. The Commission finds that the proposed use will not result in
the destruction, loss or damage of any natural, scenic, or historic feature of major importance.
Exhibit C
Page 2