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HomeMy WebLinkAboutBuilding Bridges Daycare.VARVAR-03-007 HUB OF TREASURE VALLEY MAYOR Robert D. Corrie CITY COUNCIL MEMBERS Tammy deWeerd Keith Bird Cherie McCandless William L.M. Nary A Good Place to Live CITY OF MERIDIAN 33 EAST IDAHO MERIDIAN, IDAHO 83642 (208) 888-4433 · FAX (208) 887-4813 City Clerk Office Fax (208) 888-4218 LEGAL DEPARTMENT (208) 466-9272 ·Fax 466-4405 PUBLIC WORKS BUILDING DEPARTMENT (208) 898-5500 · Fax 887-1297 PLANNING AND ZONING DEPARTMENT (208) 884-5533 · FAX 888-6854 MEMORANDUM: May 7, 2003 (Hearing Date: May 13th , 2003) TO: Mayor and City Council FROM: David McKinnon, Planner II RE: Building Bridges Daycare Variance • Request for a Variance from Section11-13-5B-6 of the Meridian City Code (Minimum Parking Requirements for a Daycare Center), to Allow a Thirty Percent (30%) Reduction in Parking Requirements due to the “Pick-Up and Drop- Off” Nature of the Proposed Business and Space Limitations, By April Reynolds, (File No. VAR-03-007). I have reviewed the applicant’s submittal and offer the following comments and recommendations: APPLICATION SUMMARY The applicant, April Reynolds, has submitted a request for a variance from Section 11-13-5B-6 to allow 30% reduction in the parking requirements for the proposed Building Bridges Daycare Facility located at 3289 N. Towerbridge Way. The applicant has requested the parking reduction in order to provide ample outdoor play area for the children that would otherwise be taken up by unused parking due to the “drop-off and pick-up” nature of the requested daycare use. The proposed daycare facility is 6,800 square feet (gross) and the site plan provides only 24 parking spaces, enough for approximately 130 children and their teachers/care providers (based on 1 space for every 10 kids, and one for each employee, based on one employee for every twelve children per state minimums). The applicant intends to provide care for approximately 170 to 180 children, thereby requiring additional parking or the requested variance. The applicant has provided a drop-off and pick-up area for older children near the entrance of the daycare to help reduce the need for parent parking at the proposed daycare facility. Mayor and Council May 13, 2003 (Hearing Date) Page 2 VAR-03-007 LOCATION & SURROUNDING USES The subject property is located on the north side of Ustick Road, about halfway between Ten Mile Road and Linder Road, at the entrance to Bridgetower Subdivision. The following uses surround the subject property: North – 140-foot +/- wide lot for Five Mile Creek and Bridgetower Subdivision, zoned R-4 South – Vacant “office” lot in Primeland Subdivision, zoned R-4 (Planned Development) East – Cox Dental Clinic and Five Mile Creek, zoned R-4 West – Vacant agricultural land, zoned R-4 OWNER OF RECORD The owner of record is Primeland Development Company, and they have given their consent for the applicant to submit the subject conditional use permit request. REQUIRED FINDINGS According to Ordinance 12-11-2, Variances, the Council may authorize in specific cases a variance from the terms of either the Zoning or Subdivision Ordinance. Specifically, the Ordinance lists the following Findings, all of which must be determined before granting a variance: A. That there are such special circumstances or conditions affecting the property that the strict application of the provisions of this Title would clearly be impracticable or unreasonable. In such cases, the subdivider shall first state his reasons in writing as to the specific provision or requirement involved; The applicant has stated in her application that the “mass quantity of parking is unneeded, as the facility is a drop-off and pick up facility only” and that they cannot reduce the building size or open space and stay true to the proposed daycare mission. Staff does not find that special circumstances or conditions exist for the proposed daycare that makes the parking provisions of the City Code (MCC 11-13) to be unpractical or unreasonable. If the parking provisions themselves are found to be unreasonable or unpractical they should be modified in accordance with the procedures set forth for Zoning Ordinance amendments. B. That strict compliance with the requirements of this Title would result in extraordinary hardship to the owner, subdivider or developer because of unusual topography, the nature or condition of adjacent development, other physical conditions or other conditions that make strict compliance with this Title unreasonable under the circumstances, or that the conditions and Mayor and Council May 13, 2003 (Hearing Date) Page 3 VAR-03-007 requirements of this Title will result in inhibiting the achievements or the objectives of this Title; The applicant states in her application that hardship preventing her from compliance with the parking requirements is the mission of the proposed daycare to provide quality daycare with adequate outdoor recreation. If the building were reduced in size or if the outdoor play area were to be reduced to accommodate parking requirements the applicant would not build in this location. Staff finds that there are no special topographical or other physical conditions affecting the property that make compliance with the existing parking standards unreasonable. Staff acknowledges the applicant’s statement that the site may not be appropriate for this size of facility if parking standards are enforced. C. That the granting of the specified variance will not be detrimental to the public’s welfare or injurious to other property in the area in which the property is situated; Staff finds that the requested variance will not be detrimental or injurious to the public’s welfare or to the other properties in the area as long as current ordinances are met at the time of building permit for all lots within the subdivision. The City Council should rely upon any public testimony offered concerning whether or not the surrounding property owners feel that the requested variance will affect their properties. D. That such variance will not violate the provisions of the Idaho Code. Staff is unaware of provisions of Idaho Code that would be violated by the issuance of the requested variance. E. That such variance will not have the effect of altering the interest and purpose of this Title and the Meridian Comprehensive Plan. If a variance is issued on behalf of the applicant’s request it will have the effect of altering the parking standards of the City of Meridian. STAFF RECOMMENDATION Staff recommends denial of this variance based the above noted analysis of the City of Meridian’s variance findings. Mayor and Council May 13, 2003 (Hearing Date) Page 4 VAR-03-007 If the parking standards are found to be unreasonable and unpractical for this type of use, the Meridian City Code should be modified to reflect parking standards that are reasonable for this type of use.