HomeMy WebLinkAboutStaff ReportCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF C1~CTOBER 16, 2008 -
STAFF REPORT
TO:
FROM:
SUBJECT:
Hearing Date: October 16, 2008
Planning & Zoning Commission
Bill Parsons, Associate City Planner
(208) 884-5533
• CUP-08-026 ? ~~ _...:: ~. ~.. . , ..
Conditional Use Permit for the operation of an animal care facility in an L-O
zoning district, by Dave Evans Construction
Mills Veterinary Clinic ~ i `. =.
~ERIDIAN~-
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The Applicant, Dave Evans Construction, is requesting Conditional Use Permit (CUF) approval to
operate an animal care facility in an L-O (Limited Office) zoning district. Pex UDC 11-2B-2, animal
care facilities require CUP approval in the L-O zoning district. It is important to Hate, Staff has
approved a CZC for an 2, 491 square foot office shell on the subject site, however, the applicant is
proposing an animal care facility use on the site which requires approval of this Conditional Use
Permit (CUP-08-026).The site consists of 0.30 acres and is located at 3220 N. Meridian Road, on the
northeast comer of Meridian Road and Ustick Road.
2. SUMMARY RECOMMENDATION
Staff has provided a detailed analysis of the requested CUP application below. Staff recommends
approval of CUP-08-026 for the Mills Veterinary Clinic, as presented in the Staff Report for the
hearing date of October 16, 2008, based an the Findings of Fact as listed in Exhibit C and
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-
026, as presented in the staff report for the hearing date of October 16, 2008, with the following
modifications to the conditions of approval: (add any proposed modifications). lfurther move to
direct Staff to prepare an appropriate findings document to be considered at the next Planning and
Zoning Commission hearing on November 6, 2008.
Denial
After considering all Staff, Applicant, and public testimony, I move deny File Number CUP-08-026,
as presented during the hearing on October 16, 2008, for the following reasons: (you should state
specific reasons for denial and what the applicant could do to obtain your approval in the future). 1
further move to direct Staff to prepare an appropriate findings document to be considered at the next
Planning and Zoning Comrission hearing on November 6, 2008.
Continuance
After considering all Staff, Applicant, and public testimony, I move to continue File Number CUP-
08-026 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:
Mills Vet Clinic CUP-08-026
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
3220 E. Meridian Road (Parcel # 88222390070)
Lot 50, Block 7 of Sundance Subdivision No. 5
Southwest'/ of Section 31, T4N, R1E
b. Owner:
Settlers Crossing, LLC/Dave Evans Construction
7761 West Riverside Dr. Suite 100
Boise, ID 83714
c. Applicant /Contact:
Scott Grady, Dave Evans Construction
7761 West Riverside Dr. Suite 100
Boise, ID 83714
d. Present Zoning: L-O
e. Present Comprehensive Plan Designation: Office
f. Description of Applicant's Request: The Applicant is requesting Conditional Use Permit (CUP)
approval to operate an animal care facility in an existing L-O zoning district.
1. Date of Site Plan (Exhibit A): August 21, 2008
2. Landscape Plan (Exhibit A): August, 2008
3. Building Elevations (Exhibit A): August 12, 2008
5. PROCESS FACTS
a. The subject application will, in fact, constitute a conditional use per City Ordinance. By reason of
the provisions of UDC 11-SB-6, a public hearing is required before the Planning and Zoning
Commission on this matter.
b. Newspaper notifications published on: September 29, 200$ and October 13, 2008
c. Radius notices mailed to properties within 300 feet on: September 19, 2008
d. Applicant posted notice on site by: October 6, 2008
6. LAND USE
a. Existing Land Use(s): Vacant.
b. Description of Character of Surrounding Area:- This area is transitioning into an office area and is
provides a buffer for the existing residential subdivisions to the north and east of the subject site.
There are various other office uses that exist within the same subdivision on the subject site.
c. Adjacent Land Use and Zoning to. the subject office park:
1. North: Residential, zoned R-8
2. East: Residential, zoned R-8
3. South: Residential, zoned R6 (Ada County)
4. West: Settler's Park, zoned L-O
d. History of Previous Actions:
This property was approved for office uses, as a use exception to the residential portion of the
development, as part of a PUD for Sundance in 2002. The first subdivision approved on this
property allowed for 4 office lots within Sundance Subdivision No. 3. Sundance Subdivision No.
Mills Vet Clinic CUP-08-026 Page 2
C1TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
5 (aka Settlers Crossing) is a re-subdivision of the 4 office lots, Lots 21, 22, 25, and 26 of
Sundance Subdivision No. 3. In 2006 City Council approved a rezone of 5.4 acres from R-8
(Medium Density Residential) to L-O (Limited Office); preliminary plat (PP-06-014) of 12 office
building lots; and Conditional Use Permit (CUP-06-011) to modify CUP-01-026 to allow the
addition of 8 building lots and change the building pad layouts and parking configuration. An
addendum to the Development Agreement (MI-06-001) was also recorded to reflect the changes
mentioned above. The final plat for Sundance Subdivision No. 5 (FP-06-042) was approved in
2006. A CZC (CZC-08-088) for an office shell has been approved for the subject site.
e. Existing Constraints and Opportunities
1. Public Works
Location of sewer: Sewer for this project was installed with Sundance # 5.
Location of water: Water for this project was installed with Sundance # 5.
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: L-O
7. Lot Size: 0.30 acres
f. Conditional Use Information: Procurement of a CUP is required for animal care facilities located
within the L-O zoxvng district.
1. Non-residential square footage: 2,491 square feet
2. Proposed maximum building height: Approximately 20 feet (see Exhibit A -Building
Elevations)
3. Number of residential units: N/A
4. Proposed Hours of Operation: Monday-Friday 6:00 a.m. to 6:00 p.m.; Saturday 8:00 a.m. to
1:00 p.m. and no overnight boarding of aturnals
g. Off-Street Parking:
1. Parking spaces required: 5
2. Parking spaces proposed: 10 on site parking stalls (CCR's grant shared parking and access)
3. Compact spaces proposed: 0
h. Summary of Proposed Streets and/or Access (private, public, camrnon drive, etc.): The access to
the subject site will be primarily from Meridian Road, north of the site, and Ustick Road,
southeast of the site. Neither of these access points are on the subject property. There is an
existing cross-access easement for all of the lots within this development to share drive aisles
to/from the public streets. There is also interconnectivity from the existing residential
neighborhood to the east of the subject property (Sundance Subdivision No. 3). These access
points were reviewed and approved by the City and ACHD with the platting of Sundance
Subdivision No. 5.
Mills Vet Clinic CUP-08-026 Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
7. COMMENTS MEETING
On September 25, 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, 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 `Office'. In
Chapter VII of the Comprehensive Plan, `Office' areas are anticipated to provide opportunities for
low-impact business areas. Uses would include offices, technology and resource centers; ancillary
commercial uses may be considered (particularly within research and development centers of
technological parks).
Staff finds that the request generally conforms to the stated purpose, intent, and standards of the
Office 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):
• "Permit new ...commercial development only where urban services can be reasonably provided
at the time of final approval and development is contiguous to the City." (Chapter N, Goal T,
Objective A, Action item 6)
The subject site can be serviced by the City of Meridian's sanitary sewer and water systems, and
all other urban services.
• "Require all commercial businesses to install and maintain landscaping." (Chapter V, Goal III,
Objective D, Action 5)
Staff is conditioning approval of the subject CUP upon the applicant installing and maintaining
landscaping on this site. The street buffer landscaping and parking lot landscaping was installed
with previous applications.
• "Plan for a variety of commercial and retail opportunities within the Impact Area." (Chapter VII,
Goal 1, Objective B)
Staff believes that the proposed use will be a benefit to the surrounding residential communities
in the area.
Staff believes that the proposed use is consistent with the Comprehensive Plan. 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
zoning district with the Specific Use Standards listed in UDC 11-4-3-1 (see Section 10, Analysis,
for specific use standards).
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 acconunodated
in the district, the scale and mix of allowed commercial uses, and the location of the district
proximity to streets and highways.
c. Dimensional standards for the L-O zoning district, per UDC Table 11-2B-3:
Mi11s Vet Clinic CUP-08-026 Page 4
C1TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
Dimensional Standards) C-N C-C C-G L-O
__ ~M-E H-E
Front setback (in feet) 0
~~~
Rear setback (in feet) _ 0
_
__
.:__._
back m feet ~-._.__ -------
Interior side set (• ~
.. _
_
C
~
0 10/SZ u ~~0
...... ......... ....... .
~0
Street landscape. buffe ...xn fe ~~~.~~~~
Local ~.~.___...-...~.~_~ .~..u~_m..mm.~ 10
Collector 20
Arterial
:
:
~
, 25
_ ._ . .
_
_._..
.............m
............~
Entryway co~xa.dor 35
___ _
Interstate.___... -..~_.w~r~m~u~~~~~~~~mT.~~m
___50 ~__._.___-..._. ~.-.~..._~__mr~m~~~~~m~~m~
Landscape buffer to residential uses (in 20
~ 25 25 ~ ~20/10~~ See note 4
~
feet)3 I i
~
Maximum building height (in feet) µ ~~ __
~ 35 ~
50 T
65 _ I _
_
35 ~ 65
95
v
o
t s 7500 60, 0 00,000 ~ See note 4
10,000
at ndard ppro
al as set fo p
in
ection 11- ~ I
3A-19 of this title (in square feet) 9
Parking requirements m~...r....,.~~..,.~~~~~~.~_._,.~^~ See chapter 3, article C, "Off Street Parking And
Loading Requirements", of this title
__-r..mnrr~...~~
Landscaping requirements
See chapter 3, article B, "Landscaping
Requirements", of this title
Notes:
1. All setbacks shall be measured from the ultimate right of way for the street classification as
shown on the adopted transportation plan.
2. Minimum setback only allowed with reuse of existing residential structure.
3. Where the adjacent property is vacant, the director shall determine the adjacent property
designation based on the comprehensive plan designation.
4. Subject to design guidelines in ten mile interchange specific area plan.
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: The applicant is proposing to construct a 2,491 square foot to operate an animal care
facility building Per UDC 11-2B-2; an animal care facility requires conditional use permit
approval in the L-O zoning district. 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. On the submitted landscape plan the
applicant has depicted a 6 foot vinyl fence enclosure on the east side of the
building. This area is identified on the plan as a pet walking area. Based an this
standard, staff is not supportive of the outdoor area.
Mills Vet Clinic CUP-08-026 Page 5
CITY OF MERIDIAN' PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
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. As a
condition of approval the facility owner will be required to comply. with this
standard.
Dimensional Standards: The applicant shall comply with the dimensional standards listed in
UDC 11-2B-3 for the L-O zoning district. Staff has reviewed the site plan submitted with this
application and found it to comply with the required dimensional standards of the L-O zoning
district. These standards are attached in Section 9c. above.
Building Elevations: The Applicant has submitted elevations for the proposed 2,491 square foot
building (See Exhibit A). Proposed building materials include concrete file roofing and stucco
with stone accented columns. These elevations are similar to the existing buildings in this
development. Staff is generally supportive of the proposed elevations, prepared by Dave Evans
Construction, dated August 12, 2008.
Access: Primary access to the subject site will be from three access points. The northern access
to the subject site will be from Meridian Road and southern access from Ustick Road, across
other lots in the developzxtent. There is also interconnectivity from the existing residential
neighborhood to the east of the subject property (Sundance Subdivision No. 3). These access
paints were evaluated and approved with the Sundance Subdivision No. 5. Staff is supportive of
the access to the proposed development.
Parking: Per UDC 11-3C-6, one vehicle parking space per 500 square feet of gross floor area is
required in commercial districts. The building totals 2,491 square feet; thus, 5 parking spaces are
required. The applicant is proposing 10 parking spaces on the site which complies with this
requirement. Further, the parking stalls met the dimensional standards of the UDC (9' X 19').
However, the site plan depicts a 5-foot adjacent to the parking stalls. Per UDC 11-3C-SB3, the
parking stalls adjacent to the buildings shall provide substantial wheel restraints to prevent cars
from encroaching beyond the stall area onto the sidewalk or the sidewalk may be widened to 7
feet to allow far overhang in this area. The applicant should either widen the sidewalk to 7
feet or provide a wheel stops to keep cars from overhanging the 5-foot sidewalk.
Additionally, UDC 11-3C-6G regaires that one bicycle parking space he provided for every
25 vehicle parking spaces or a portion there of. Provide a minimum 1-park bicycle rack on
this site.
Site Plan: Staff has reviewed the site plan (prepared by Dave Evans, dated 8/21/08, labeled as
Sheet 1), included in Exhibit A; submitted with this application and found the fallowing items
that need to be complied with:
Per UDC 11-3C-6G, provide a minimum of 1 bicycle parking space on the site in
compliance with the standards listed in UDC 11-3C-SC.
• Per UDC 11-3C-SB3, the parking stalls adjacent to the building shall provide substantial
wheel restraints to prevent cars from encroaching beyond the stall area onto the sidewalk
or the sidewalk may be widened to 7 feet to allow for overhang in this area.
NOTE: The above noted revisions were also a requirement for approval of the subject office
shell CZC (CZC-08-088). The applicant should also be advised the parking on the south side of
the lot and the adjacent lot to east depict I4 parking stalls in a row Staff went to the site and
aforementioned parking stalls have not been installed. The UDC requires landscape planter
Mills Vet Clinic CUP-08-026 Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPQRT FOR THE HEARING DATE OF OCTOBER 16, 2008
islands are required per every l2 parking stalls. The applicant will be responsible in the future
to install an additional planter island to comply with this requirement in the future.
Landscaping: All perimeter landscaping and associated parking lot landscaping were approved
with Sundance Subdivision No. 5 final plat (FP-06-042). The existing landscaping shall remain
protected during construction on the site. The applicant is also proposing additional plantings
along the perimeter of the future building. The landscape plan prepared by Dave Evans
Construction, on August, 2008, and labeled Sheet 1, generally complies with the UDC
landscaping requirements. However, the applicant has depicted a pet walldng area on the
submitted landscape plan. UDC 11-4-3-11A requires all aninr-als to remain indoors at all
times. The applicant should remove the outdoor pet area from the submitted landscape plan
to comply with this requirement of the UDC.
A written certificate of completion must 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.
Hours of Operation: The proposed hours of operation for the proposed vet clinic use are from S
am to 6 pm Monday through Friday and 8 am to 1 pm on Saturday. In addition no overnight
boarding of animals should be allowed on this site. Staff is supportive of the proposed hours for
the site provided no overnight boarding commences on this site.
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 an the structure is started and/or
the use is established (LTDC 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 from the
Planning Department prior to establishing a animal care facility on this site. All improvements
must be installed prior to occupancy. It is important to note, Staff has already approved a CZC
(CZC-OS-088) for an office shell on the subject site however; the applicant is proposing un
animal care facility which requires approval of this Conditional Use Permit (CUP-O8-026).A
new/revised CZC is not necessary.
b. Staff Recommendation: Staff recommends approval of CUP-08-026 for an animal care
facility in the L-O zoning district for Mills Veterinary Clinic, as presented in the Staff
Report for the hearing date of October 16, 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. Drawings
1. Vicinity/Zoning Map
2. Site Plan
3. Landscape Plan
4. Building Elevations
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
Mills Vet Clinic CUP-OS-026 Page 7
CITY OF MERIDIAN ALANNING DEAARTMENT STAFF REAORT FOR THE HEARING DATE OF OCTOBER 16, 2008
6. Sanitary Service Company
7. Ada County Highway District
C. Required Findings from UDC
Mills Vet Clinic CUP-08-026 .Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
A. Drawings
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ExhibiC A Page 1
CITY OF MERLDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
2. CUP Site Plan
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
3. Landscape Plan
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Exhibit A Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
4. Elevations
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Exhibit A Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 The Applicant shall comply with all conditions of approval for Conditional Use Permit (CUP-06-
011), Certificate of Zoning Compliance (CZC-08-088), Preliminary Plat (PP-06-014) and Final
Plat (FR06-042) of Sundance Subdivision No. 5. The Site Plan labeled Sheet 1, prepared by
Dave Evans Construction, and dated August 21, 2008, is approved subject to the conditions listed
below.
• Provide a minimum 1-park bicycle rack on this site.
• Per UDC 11-3C-SB3, the parking stalls adjacent to the building shall provide substantial
wheel restraints to prevent cars from encroaching beyond the stall area onto the sidewalk
or the sidewalk maybe widened to 7 feet to allow for overhang in this area.
1.2 The landscape plan prepared by Dave Evans Construction., on August, 2008, labeled Sheet 1, is
approved with the following notes:
• All perimeter and planter landscaping for Sundance Subdivision No. 5 shall be protected
during construction.
• 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-
35-14.
• The applicant shall remove the outdoor pet area from the sublm~itted landscape plan
to comply with the restriction of having animals inside at all times (UDC 11-4-3-] ).
1.3 The building elevations, prepared by Dave Evans Construction, dated 8/12/2008, are approved.
1.4 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. A bid must accompany any request for temporary occupancy.
1.5 No signs are approved with this CUP application. All business signs require a separate sign
permit in compliance with the sign ordinance.
1.6 The Applicant shall have a maximum of 18 months to commence the use as permitted in accord
with the conditions of approval listed above. If the business has not begun within 18 months of
approval, a new conditional use permit must be obtained prior to operation.
1.7 The applicant shall comply with the Specific Use Standards for an Animal Care Facility listed iz~
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.
1.8 The hours of operation for the proposed use shall not exceed the hours from 8 am to 6 pm
Monday through Friday and 8 am to 1 prn on Saturday. Overnight boarding of animals shall be
prohibited.
Exhibit B - 1 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
1.9 Staff s failure to cite specific ordinance provisions or terms of the approved CUP does not relieve
the Applicant of responsibility for compliance.
1.10 Because this building has been approved for an office shell, the applicant shall coordinate the
change in occupancy class with the Building Department, if required.
2. PUBLIC WORKS DEPARTMENT
2.1 Public Wprks has no concerns with this application.
3. FIItE DEPARTMENT
3.1 Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought an site.
3.2 Commercial and office occupancies will require afire-flow consistent with the International Fire
Cade to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.3 Provide a Knox box entry system for the complex prior to occupancy.
3.4 The applicant shall work with Planning 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.
3.5 There shall be a fire hydrant within 100' of all fire department connections.
3.6 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 official. For buildings equipped throughout
with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or
903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (1$3
rn).
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
(1$3 m).
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
6.1 SSC has no comments related to this application.
7. ADA COUNTY HIGAWAY DISTRICT
Exhibit B - 2 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 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.
The existing site is large enough to accommodate the proposed use and comply with the
dimensional and development regulations of the L-O zoning district.
Staff recommends the Commission rely on Staffls 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
Office. 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.
Staff 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, 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 fmds 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 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. Staff .
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 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.
Exhibit C - 1 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
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.
S. 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 fords 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 _ 2 _