HomeMy WebLinkAboutStaff ReportCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2008
STAFF REPORT Hearing Date: July 17, 2008 ~+ T T q ~T
TO: Planning & Zoning Commission E 1.~1~"~l~l ~'
FROM: Caleb Hood, Current Planning Manager ~ '~ ~`
(208) 884-5533 ~~
SUBJ$CT: New City Hall Parking Facility JUL ' , 20p~
• cUP-o8-o17 rGI lTy' C~~ ~fIE~I~IAN
Conditional Use Permit for a parking facility in the O-T`~'d~ng ~rst~c~t~{at~FFI~E
does not fully comply with the Downtown Meridian Design Guidelines
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The Applicant, City of Meridian, is requesting Conditional Use Permit (CUP) approval for a surface
parking facility that does not fully comply with the Downtown Meridian Design Guidelines as
required by UDC 11-2D-4D.3. Conditional Use Permit approval is required for parking facilities in
the O-T zoning district (UDC Table 11-2D-2).
The proposed parking facility is proposed to have a total of 52 surface parking spaces. Access to the
parking facility is proposed to/from Broadway Avenue and an exit is proposed onto Main Street from
an alley. These parking spaces are proposed to contribute to the total number of required spaces for
the new City Hall, which is located just to the west. The site is located at 641 N. Main Street, on the
southwest corner of Main Street and Broadway Avenue. Previously a fueling station was on the
subject site. Currently, this site is vacant. The property consists of 0.71 acres of land and is currently
zoned O-T (Old Town).
2. SUMMARY RECOMMENDATION
Staff has provided a detailed analysis of the requested CUP application below. Staff recommends
approval of CUP-08-017 for a new parking facility in Old Town, as presented in the Staff
Report for the hearing date of July 17, 2008, subject to the conditions listed in Exhibit B.
3. PROPOSED MOTIONS
Approval
After considering all Staff, Applicant, and public testimony, I move to approve File Number CUP-08-
017, as presented in the staff report for the hearing date of July 17, 2008, with the following
modifications to the conditions of approval: (add any proposed modifications). Ifurther move to
direct Staff to prepare an appropriate findings document to be considered at the next Planning and
Zoning Commission hearing on August 7, 2008.
Denial
After considering all Staff, Applicant, and public testimony, I move deny File Number CUP-08-017,
as presented during the hearing on July 17, 2008, 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 August 7, 2008.
Continuance
After considering all Staff, Applicant, and public testimony, I move to continue File Number CUP-
08-017 to the hearing date of (insert continued hearing date here) for the following reason(s): (you
should state specific reason(s) for continuance)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY I7, 2008
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
641 N. Main Street
Generally located on the southwest corner of N. Main Street and E. Broadway Avenue
Section 7, Township 3 North, Range 1 East
b. Owner:
City of Meridian
33 E. Idaho Avenue
Meridian, ID 83642
c. Applicant /Contact:
Same as Owner
d. Present Zoning: O-T (Old Town)
e. Present Comprehensive Plan Designation: Old Town
£ Description of Applicant's Request: The Applicant is requesting Conditional Use Permit (CUP)
approval for a surface parking facility in the Old Town district that does not fully comply with the
Downtown Meridian Design Guidelines, per UDC 11-2D-4D.3. Additionally, CUP approval is
requested for a parking facility in the O-T zoning district, as required by UDC 11-2D-2.
g. Description of Applicant's Justification for CUP Approval: "We are applying for CUP approval
for a parking facility due to the UDC requirements for all parking facilities to obtain CUP
approval, and because the subject parking facility layout does not fully comply with the adopted
Downtown Meridian Design Guidelines. The proposed surface parking facility will provide much
needed parking for the new City Hall and the general public."
5. PROCESS FACTS
a. The subject application will, in fact, constitute a conditional use as determined by City
Ordinance. By reason of the provisions of Idaho Code, Title 67, Chapter 65, and UDC 11-SA-2D,
a public hearing is required before the Planning and Zoning Commission on this matter.
b. Newspaper notifications published on: June 30, and July 14, 2008
c. Radius notices mailed to properties within 300 feet on: June 20, 2008
d. Applicant posted notice on site by: July 3, 2008
6. LAND USE
a. Existing Land Use(s): Vacant. Currently being used as a staging area for construction equipment
associated with the new City Hall.
b. Description of Character of Surrounding Area: The surrounding area is all zoned O-T (Old
Town) and primarily consists of retail and service oriented uses.
c. Adjacent Land Use and Zoning
1. North: City Human Resources and Legal Department offices; zoned O-T
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2008
2. East: Commercial businesses; zoned O-T
3. South: Commercial business (coffee shop, Zamzows); zoned O-T
4. West: New City Hall, zoned O-T
d. History of Previous Actions: CUP and VAR applications were approved for this site in 2005.
The CUP and VAR proposed amixed-use, vertically integrated project and parking on this site.
The City has since acquired the property.
e. Existing Constraints and Opportunities
1. Public Works
Location of sewer: No additional services will be required.
Location of water: No additional services will be required.
Issues or concerns: None
2. Vegetation: N/A
3. Floodplain: N/A
4. Canals/Ditches Irrigation: N/A
5. Hazards: N/A
6. Existing Zoning: O-T (Old Town)
7. Lot Size: 0.71 acres
£ Conditional Use Information:
1. Non-residential square footage: N/A
2. Hours of Operation: 24 hours aday/7 days a week
g. Off-Street Parking:
1. Parking spaces required/proposed: The UDC requires a minimum of 1 space per every 500
square feet of gross floor area. The subject application proposes to provide 52 parking spaces.
h. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Access to the
parking facility is proposed to/from E. Broadway Avenue and an exit is proposed onto Main
Street from an alley.
7. COMMENTS MEETING
On June 27, 2008, a joint agency and departments meeting was held with service providers in this
area. The agencies and departments present included: Meridian Fire Department, Meridian Public
Works Department, and the Meridian Police Department. 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 "Old Town."
Per Chapter VII of the Comprehensive Plan, the Old Town land use category "includes the historic
downtown and the true comrriunity center. Uses in this category would include offices, retail, and
lodging, theatres, restaurants, and service retail for surrounding residents and visitors. A variety, of
residential uses could include reuse of existing buildings for residential uses, new construction of
multi-family residential over ground floor retail or office uses. In order to provide and accommodate
preservation of the historical character, specific design requirements may be unposed. Pedestrian
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2008
amenities would be emphasized. Public investment to ensure that Old Town becomes a centralized
activity center with public, cultural, and recreational structures would be encouraged. The boundary
of the Old Town district predominantly follows Meridian's historic plat boundaries. In several areas,
both sides of a street were incorporated into the boundary to encourage similar uses and
complimentary design of the facing houses and buildings."
Staff finds that the requested use of the property as a parking facility is considered apublic/quasi-
public use. Further, staff believes that the proposed use generally conforms to the stated purpose and
intent of the Old Town designation 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):
• Develop public parking areas in Old Town. (Chapter V, Goal II, Objective A, Action 13)
Staff believes that the proposed parking facility will provide the required parking for employees
and patrons of the new City Hall, as well as provide additional public parking for downtown
businesses when the City Hall is closed in the evening and on weekends.
• Encourage compatible uses to minimize conflicts and maximize use of land. (Chapter VII, Goal
IV)
Staff believes that the proposed parking facility should be compatible with existing uses in the
area.
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. UNIFIED DEVELOPMENT CODE
a. Allowed Uses in Commercial Districts: UDC Table 11-2D-2 lists the permitted, accessory, and
conditional uses in the O-T zoning district. Parking facilities are listed as a conditional use in the
O-T zone. Further, per UDC 11-2D-4.D.3, all applications that do not meet the criteria in the
"Downtown Meridian Design Guidelines" are subject to a CUP.
b. Purpose Statement of Zone: The purpose of the Old Town district is to accommodate and
encourage further intensification of the historical city center in accord with the Meridian
Comprehensive Plan. The intent of the O-T District is to delineate a centralized activity center
and to encourage its renewal, revitalization and growth as the public, quasi-public, cultural,
financial and recreational center of the City. Public and quasi-public uses integrated with general
business, and medium-high to high-density residential is encouraged to provide the appropriate
mix and intensity of activities necessary to establish a truly urban city center.
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:
Conditional Use Permit (CUP): A CiJP is requested for the following reasons: 1) Parking
facilities require CUP approval in the O-'I' zoning district, per UDC Table 11-2D.2; and 2) The
proposed layout of the parking facility does not fully comply with the Downtown Design
Standards (UDC 11-2D-4D.3). See Downtown Design Standards for Parking below for more
information.
Access to the proposed parking facility is to/from E. Broadway Avenue and an exit is proposed
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2008
onto Main Street from a public alley. A new City Hall is under construction directly to the west,
on the southeast corner of Broadway Avenue and Meridian Road. This application proposes to
use the proposed 52 car parking spaces as a parking for city hall. If the subject CUP application is
approved, the stalls will count towards the required spaces for the new City Hall as required by
CZC-07-036. The new City Hall building consists of 79,870 square feet. Per UDC 11-3C-6B, a
minimum of 1 vehicle parking space is required per 500 square feet of gross floor area. Per this
requirement, a minimum of 160 spaces are required to be provided for new City Hall. The
existing City Hall site, the new City Hall site and the subject site all have parking areas proposed
to serve the new City Hall building (see CZC-07-036, CUP-08-018 and ALT-08-016).
Downtown Design Standards for Parking: Standards for parking in the downtown (O-T) area
are as follows: (Staff's analysis in italics)
• Number of Parking Spaces Required: If off-street parking is provided, the applicant
shall provide accessible spaces as per federal accessibility standards. Three handicap
accessible stalls are currently provided on the site.
• Size of Spaces: UDC Table 11-3C-5 requires 90° stalls to measure 9 feet in width by 19
feet in length, with 2-way drive aisles measuring 25 feet in width. The proposed parking
stalls comply with this requirement.
Location: Off-street parking is allowed only at the rear of building not visible from
streets and in parking structures, Parking is not allowed within street-facing facades. This
street-facing area must be used for tenant space with active uses. All of the subject site is
proposed for parking, no building is proposed. Because there is no building, it is
impossible to comply with this standard, Staff does not believe that requiring the
applicant to comply with this requirement is feasible with the need for parking. A parking
structure is not propose, but maybe the surface parking lot can be converted to a
structure.
Screening: Screening of parked cars in parking structures above the first floor must
include a solid panel up to 42 inches from floor levels. Structured parking garages will
conform to the requirements of the Facade. Treatment, Entrances section in these
guidelines, except glazing is not required at floors above the first floor. N/A (A parking
structure is not proposed with this application.)
• Landscaping: Surface parking lots shall be required to have streetscapes as described
above and be screened at the street side(s) with minimum 3 foot high hedges, fences, or
walls. Additional plantings, such as Class I trees, flowers and/or smaller shrubs, may also
be included. (The classes of trees are defined for the purposes of these guidelines by the
publication Tree Selection Guide for Streets and Landscapes Throughout Idaho by the
Urban Forestry Unit of the Boise Parks and Recreation Department (latest edition). In
general, Class I trees are smaller ornamental trees; Class II trees are medium/large trees
appropriate for street tree planning; and Class III trees are very large). To be consistent
with MDC's goals for providing a commerce area along the adjacent streets, landscape
hedges are not proposed. Some trees and other landscaping are proposed around the
parking lot, with tree grates along Broadway Avenue and Main Street. Staff is supportive
of not screening the parking facility as it will allow visibility into the parking area as well
as to city hall.
Site P1an/Landscape Plan: A site and landscape plan were submitted for this site. Except for the
Downtown Design Guidelines mentioned above, the proposed parking area and landscaping
generally comply with the UDC requirements. In accord with UDC 11-3C-S.B.3, provide wheel
restraints to prevent cars from encroaching upon the adjacent sidewalk or overhanging beyond the
New City Hall Parking Facility -CUP-08-017 Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2008
designated stall area. Wheel stops should be added to the parking stalls on the north and
south sides of the proposed facility. Also, the exact design of the entrance into the alley and the
alley design itself still need to be reviewed and approved by ACHD. Some modifications to the
alley and the driveway leading into the alley maybe required by ACHD.
Hours of Operation: The hours of operation for the proposed use are 24 hours a day, 7 days a
week. A vast majority of the parking for City Hall should only be needed Monday thru Friday
from 8 am to 5 pm. After that time, the proposed parking facility should provide additional public
parking for downtown businesses when business is limited and/or when City Hall is closed in the
evening and on weekends. Staff is supportive of the proposed hours of operation for the proposed
parking facility. The Commission should rely on any public testimony to determine if hours
should be limited.
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-SB-lA). To ensure that all of the conditions of approval listed in
Exhibit B are complied with, the Applicant will be required to obtain CZC approval (or modify
CZC-07-036) from the Planning Department prior to construction of the parking facility. All
improvements should be installed prior to occupancy.
b. Staff Recommendation: Staff recommends approval of CUP-08-017 for a parking facility in
Old Town, as presented in the Staff Report for the hearing date of July 17, 2008, based on
the Findings of Fact as listed in Exhibit C and subject to the conditions of approval listed in
Exhibit B.
11. EXHIBITS
A. Exhibits
1. Vicinity Map
2. Site Plan
3. Landscape Plan
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
C. Required Findings from UDC
New City Hall Parking Facility -CUP-08-017 Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2008
A. Drawings
1. Vicinity Map
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2008
2. Site Plan
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2008
3. Landscape Plan
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NLY 17, 2008
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 The proposed surface parking area is approved as proposed, with the changes listed below.
1.2 The site plan prepared by LCA Architects, P.A., labeled Sheet L1.01, dated May 5, 2008, and the
landscape plan, labeled Sheet L1.72, dated May 9, 2008, are approved with the following change:
1) In accord with UDC 11-3C-S.B.3, on the north and south rows, provide wheel restraints to
prevent cars from encroaching upon abutting sidewalks and/or overhanging beyond the
designated stall area.
1.3 Protect the existing and provide additional landscaping along Main Street and Broadway Avenue
consistent with the Streetscape Designs adopted by MDC.
1.4 To ensure that all of the conditions of approval for CUP-08-017 are complied with, the Applicant
shall be required to obtain a Certificate of Zoning Compliance (CZC) permit (or modify CZC-07-
036) from the Planning Department prior to commencement of the new use.
1.5 The Applicant shall have a maximum of 18 months to commence the use as permitted in accord
with the conditions of approval listed above. If the use has not begun within 18 months of
approval, a new conditional use permit must be obtained prior to commencement of the proposed
use.
2. PUBLIC WORKS DEPARTMENT
2.1 Public Works has no concerns with this application.
3. FIRE DEPARTMENT
3.1 The proposed project has no fu-e department concems.
4. POLICE DEPARTMENT
4.1 The Police Department has no concerns related to this application.
5. PARKS DEPARTMENT
5.1 The Parks Department did not submit comments on this application.
6. SANITARY SERVICES COMPANY
6.1 Sanitary Services Company did not submit comments on this application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 THUS FAR, NO OFFICIAL COMMENTS HAVE BEEN RECEIVED.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY I7, 2008
C. Required Conditional Use Permit 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.
Staff finds that the site is large enough to accommodate a portion of the required parking for the
new City Hall as proposed. The Dimensional and development regulation in the O-T district can
be accommodated; the Downtown Meridian Design Guideline provisions pertaining to location
and landscape requirements are not feasible on this site. Staff recommends the Commission rely
on Staff's analysis and any oral or written public testimony provided when determining if this site
is large enough to accommodate the proposed use.
2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in
accord with the requirements of this Title.
Staff finds that the Comprehensive Plan Future Land Use Map designation for this property is
Old Town. The property is currently zoned O-T, which complies this designation. The proposed
use is generally harmonious with the applicable requirements of the UDC (See Sections 8 and 10
above for more information regarding the requirements for this use).
3. That the design, construction, operation and maintenance will be compatible with other
uses in the general neighborhood and with the existing or intended character of the general
vicinity and that such use will not adversely change the essential character of the same area.
Staff finds that, if the Applicant complies with the conditions outlined in this report, the proposed
use as a parking facility should be compatible with other uses in the general area and with the
existing and intended character of the area. Further, Staff 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.
Staff 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. The Commission should rely upon any
public testimony provided to determine 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.
Staff finds that the subject property is currently served by public facilities such as streets, police,
and fire protection. Staff finds that the proposed use will continue to be served adequately by
those facilities and services previously mentioned.
6. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
The proposed parking facility is aquasi-public facility. The costs associated with the proposed
use are not excessive. Staff finds that the proposed use will not be detrimental to the community's
economic welfare.
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2008
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 constructing a parking facility 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.
Staff finds that there should not be any health, safety or environmental problems associated with
the proposed use that should be brought to the Commission's attention. Staff finds that the
proposed use will not result in the destruction, loss or damage of any natural, scenic, or historic
feature of major importance.
Exhibit C