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HomeMy WebLinkAboutStaff ReportSTAFF REPORT Hearing Date: December 17, 2009 TO: Planning & Zoning Commission FROM: Sonya Watters, Associate City Planner 208-884-5533 SUBJECT: CUP-09-011 -Treasure Valley Marine ~.~Vl E IDR IAN, , ~J I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Bohnenkamp's Whitewater Customs, Inc., has applied for Conditional Use Permit (CUP) approval of a light industry use in the C-G zoning district for Treasure Valley Marine, Inc. The proposed use consists of the fabrication and assembly of aluminum jet boats for sale to qualified dealers only. II. SUMMARY RECOMMENDATION Staff is recommending approval of the proposed CUP with the conditions listed in Exhibit B, based on the Findings of Fact and Conclusions of Law in Exhibit D of the Staff Report. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve File Number CUP-09- 011, as presented in the staff report for the hearing date of December 17, 2009 with the following modifications: (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 January 7, 2010. Denial After considering all staff, applicant and public testimony, I move to deny CUP-09-011, as presented during the hearing on December 17, 2009, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number CUP-09-011 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) IV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: 483 E. Franklin Road Located in the northwest '/ of Section 18, Township 3 North, Range 1 East B. Owner(s): Ed Davis, Sunbelt Properties, LLC P.O. Box 1965 Sun Valley, ID 83353 Treasure Valley Marine CUP-09-O1 l PAGE 1 C. Applicant: Bohnenkamp's Whitewater Customs, Inc. 483 E. Franklin Road Meridian, ID 83642 D. Representative: Chris Bohnenkamp, Treasure Valley Marine, Inc. E. Applicant's StatementlJustification: Please see applicant's narrative for this information. V. PROCESS FACTS A. The subject application is for a conditional use permit. A public hearing is required before the Planning & Zoning Commission on this matter, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: November 30, and December 14, 2009 C. Radius notices mailed to properties within 300 feet on: November 19, 2009 D. Applicant posted notice on site by: December 4, 2009 VI. LAND USE A. Existing Land Use(s) and Zoning: There is currently an 11,900 square foot structure on this site. The property is zoned C-G. B. Character of Surrounding Area and Adjacent Land Use and Zoning: This site is currently surrounded by commercial property, zoned C-G, and industrial property, zoned I-L. C. History of Previous Actions: - A Certificate of Zoning Compliance (CZC-06-040) was approved for an 11,900 square foot building for commercial rental/sales for Sunbelt Equipment Rental on this site in 2006. - A Certificate of Zoning Verification (CZCV-09-005) application was approved by the Planning Department on November 10, 2009, for vehicle sales or rental and service on this site subject to compliance with the specific use standards listed in UDC ll-4-3-38. D. Utilities: 1. Public Works: a. Location of sewer: currently served from E. Franklin Road b. Location of water: currently served from E. Franklin Road c. Issues or concerns: None E. Physical Features: 1. Canals/Ditches Irrigation: NA 2. Hazards: Staff is not aware of any hazards that exist on this property. 3. Flood Plain: This property is not within the floodway or within a flood zone according to FEMA maps. F. Access: Access to this site is provided from E. Franklin Road and E. Scenery Lane. Treasure Valley Marine CUP-09-O1 1 PAGE 2 VII. COMPREHENSIVE PLAN POLICIES AND GOALS This property is designated "Commercial" on the Comprehensive Plan Future Land Use Map. In Chapter VII of the Comprehensive Plan, "Commercial" areas are anticipated to provide a full range of commercial and retail to serve area residents and visitors. Uses may include retail, wholesale, service and office uses, multi-family residential, as well as appropriate public uses such as government offices. Staff finds that the request generally conforms to this stated purpose and intent of the commercial 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): • Chapter VII, Goal III, Objective A, Action 1 -Require that development projects have planned for the provision of all public services. When the City established its Area of City Impact, it planned to provide City services to the subject property. The City of Meridian currently provides municipal sen~ices to the subject property in the,following manner: • Sanitary sewer and water service has been extended to the property. • The lands are serviced by the Meridian Fire Department (MFD). • The lands are serviced by the Meridian Police Department (MPD). • The roadways ac jacent to the subject lands are currently owned and maintained by the Ada County Highway District (ACHD). This service will not change. • The subject Jands are currently serviced by the Meridian School District #2. This service will not change. • The subject lands are currently serviced by the Meridian Library District. This service will not change. Municipal, fee-supported, services will continue to be provided by the Meridian Building Department, the Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary Services Company. • Chapter VIl, Goal IV (page 112) -Encourage compatible uses to minimize conflicts and maximize use of land. Staff believes the proposed use of this property is compatible with surrounding commercial and industrial uses. • Chapter VII, Goal I, Objective B (page 109) -Plan for a variety of commercial and retail opportunities within the Impact Area. Staff believes the addition of the proposed jet boat fabrication, assembly, and sales business will contribute to the variety of commercial and retail opportunities within the City. VIII. UNIFIED DEVELOPMENT CODE A. Purpose Statement of Zone: The purpose of the C-G district is to provide for commercial uses which are customarily operated or almost entirely within a building; to provide for a review of the impact of proposed commercial uses which are auto and service oriented and are located in close proximity to major highway or arterial streets; to fulfill the need oftravel-related services, as well as retail sales for the transient and permanent motoring public. B. Schedule of Use: Unified Development Code (UDC) 11-2B-2 lists the principal permitted, Treasure Valley Marine CUP-09-O1 1 PAGE 3 accessory, conditional, and prohibited uses in the C-G zoning district. The proposed light industry use requires conditional use permit approval in the C-G district. Compliance with the specific use standards listed in UDC 11-4-3-25 for light industry uses is required. Additionally, vehicles sales or rental is a principal permitted use in the C-G district; however, the applicant must comply with the specific use standards for such use listed in UDC 11-4-3-38. C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2B-3 for the C-G zoning district apply to this site. D. Landscaping Standards (UDC 11-3B): Landscaping is not required with this application. 1. Width of street buffer(s): NA 2. Width of buffer(s) between land uses: NA 3. Percentage of site as open space: NA 4. Tree Preservation: NA E. Off-Street Parking: UDC 11-3C-6B requires one off-street vehicle parking space for every 500 square feet of gross floor area in commercial districts. The total square footage of the existing building is 11,900. Based on this amount, a total of 24 parking stalls are required. A total of 24 parking stalls are provided on the site, which meets UDC requirements. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: The Applicant is requesting conditional use approval for a light industry use in a C-G district as required by UDC Table 11-2B-2. There is an existing 11,900 square foot building on this property that the applicant plans to use for the fabrication and assembly of aluminum jet boats. The end product will be made available to qualified dealers only. As stated above in Section VIII, the proposed use is subject to the specific use standards listed in UDC 11-4-3-25 for light industry uses. Staff has reviewed these standards and found the proposed use in compliance with the standards listed. A retail showroom will be contained inside the building; outdoor display of products is prohibited unless approved in the future through a new Certificate of Zoning Compliance and Design Review application. As stated above in Section VIII, the proposed use is subject to the specific use standards listed in UDC 11-4-3-38 for vehicle sales or rental uses. Note: Although vehicle sales is a principal permitted use in the C-G district, outdoor display areas are not depicted on the site plan. Therefore, if outdoor display areas are proposed on the site in the future, the applicant must comply with the specific use standards listed in UDC 11-4-3-38 for Vehicle Sales or Rental uses and a new Certification of Zoning Compliance and Design Review application will be required to be submitted to the Planning Department for review to ensure compliance with the aforementioned standards and the guidelines irr the Design Manual. Because only interior improvements to the structure are proposed, Staff is not requiring additional site improvements at this time. Staff is supportive of the proposed CUP application per the findings listed in Exhibit C of this report. X. EXHIBITS A. Drawings 1. Vicinity/Zoning Map 2. Site Plan Treasure Valley Marine CUP-09-01 1 PAGE4 3. Landscape Plan B. Conditions of Approval 1. Planning Department 2. Public Works Department 3. Fire Department 4. Police Department 5. Sanitary Service Company 6. Ada County Highway District 7. Parks Department C. Required Findings from Unified Development Code Treasure Valley Marine CUP-09-o1 1 PAGE 5 Exhibit A.1: Vicinity/Zoning Map htn'iile L3tafal ~, R-s E CQRPORATE DR Treasure Valley Marine CUP-09-U1 1 PAGE6 W PENNWOOD ST E WATER70WER ST E WATEHTOWER IN Exhibit A.2: Site Plan E. F NKLIN R4A0 ..._ .~ ~ 1L ~ ~~ ~ ~ ~ ~ `~' 37 " ~ ~'~`_. ~.~ I _~ ,: ~#F--------1--------------------;~ s i ~ l ~~ ~ 3 i/ i ~~ J{! I ~ ~ ~ ~ j ~ ~ ~. 111 ~I ~, Y - i I I I 9~' I h l ~ I ;y r , i; i '' I' ~',LL ~ Vie.. ;? ..~,... I ( I 1 I ,~,,,~, ~}~ '~ LL ~ M I! i i t raaw u ri•. :~5. I~ 1 ~ iii iS ~ I t ~ "~, S I r ~ ~ ~; ~ S 1 ~I I I ~ I III JI I I ~!; :w I I I ~1 Nq`. I I I i t ~ 81Trt 1~OTE8 iE j l ~:;, I C I i I I I I ~ 1 I ! ~~ II ~ i~l G~ 1 ~f~,.'.~.~'x i~ I I i i ~ r 1 ! I t I .... R I I L~.,i4 ~ I I I ~ I I I j ^ !~r ~... ~ ~I I I ~ a -- ---° - 4 - ~ .~.a. :,,, -------- -- ~ ~ om+~+ oArA '~ .~ ' .eax:.wyit ~ , I I ~:~~~ ~ ~ , '.~. OCK 2 0 ,: ~ ~ ~ ~~ ~ 9FTE DATA c I', .ti-C 1 ~wrwwa. QQ 2SY~^"6L6 ,...,,~..,., MR ao.'W W 4w ~~a IMIi ©~ WpbiM A!w \ .. ~' ~Ml U~aa1Y \ ttr rriar.ew vue '-'~~~ ~.T ~_.L-.~ ru«R 4w.. ti1M V.aw aM~ Y~c. .ter-w~W++=-'3+:-_ ~.' / ~!1`~ ,.M~Ct+ 'o v. e~ w /y~'I ~saNk NW. G-1 ~ h ~/ ~ / U ` Y I 8P-1 N Treasure Valley Marine CUP-09-01 1 PAGE 7 Exhibit A.3: Landscape Plan ?gOJECT CAi,CULATIOt35 ~S2'"~d_ d."~" Treasure Valley Marine CUP-09-O1 1 PAGE 8 ~ f.. ,~_-___-__. _._._- ~ {I _______ ____________. K p A I p i I ~,erl --.. 2 :wr CK ~' - ~ n a .,...> w g; ~,,,. .,~ a. _~__~ -.- i ~~: r,~.--- -~- ~ ------ ---~ -------_T f~,- '+ y --_-,~,~.. i ~_--- ~ -JIB °--------- '9 C ~C QQ ®3 E° aW .3 w ~~~ .~ \~, m °g t c~dta _ ~~~ /e1D CI[7EtDU$ IAEE P gNita ..... Treasure Valley Marine CUP-09-01 I PAGE 9 r..., B. Conditions of Approval 1. PLANNING DEPARTMENT 1.1 The site plan prepared by Larson Architects, P.A., dated 3/20/06, and the landscape plan prepared by The Land Group, dated 4/20/06, is hereby approved with no changes. 1.2 The applicant shall comply with the specific use standards listed in UDC 11-4-3-25 for light industry uses and the specific use standards listed in UDC 11-4-3-38 for vehicle sales or rental. 13 Prior to establishment of the proposed use, the applicant shall be required to submit a Certificate of Zoning Compliance Verification application to the Planning Department for this site. 1.4 If outdoor vehicle display areas are proposed on this site in the future, the applicant shall submit a new Certificate of Zoning Compliance and Design Review application for review by the Planning Department to ensure compliance with the specific use standards listed in UDC 11-4-3-38 for vehicle sales or rental. 1.5 The applicant shall have a maximum of 18 months to commence the light industrial 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 (UDC 11-SB-6F). 1.6 Staff s failure to cite specific ordinance provisions or terms of the approved conditional use does not relieve the applicant of responsibility for cotpliance. 2. PUBLIC WORKS DEPARTMENT 2.1 Public Works has no concerns with this application 3. FIRE DEPARTMENT 3.1 The applicant shall contact Joe Silva, Meridian Deputy Fire Chief, to confirm adequacy of the fire sprinkler system. 4. POLICE DEPARTMENT 4.1 The Police Department has no concerns related to the site design submitted with the application. 5. SANITARY SERVICES 5.1 SSC has no comments related to this application. 6. ADA COUNTY HIGHWAY DISTRICT The District has no comment on the site improvements at this time due to the fact that all improvements exist abutting the site. The applicant will be required to update any existing non-compliant pedestrian improvements adjacent to the site to meet current ADA (American's with Disabilities Act) requirements. If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require improvements to the transportation system at that time. Prior to final approval you will need to submit construction plans to the ACHD Development Review Section to insure compliance with the conditions identified above and/or for traffic impact fee assessment. This is a separate review process that requires direct plans submittal to the Development Review staff at the Highway District. Treasure Valley Marine CUP-09-O1 1 PAGE 10 A traffic impact fee will need to 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. Prior to the construction or installation of any roadway improvements (curb, gutter, sidewalk, pavement widening, driveways, culverts, etc), a permit or license agreement must be obtained from ACRD. 7. PARKS DEPARTMENT 7.1 The Parks Department did not provide comments on this application. Treasure Valley Marine CUP-09-01 1 PAGE 1 1 C. Required Findings from Unified Development Code 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 subject property is large enough to accommodate the proposed use and the dimensional and development regulations of the C-G district, including parking and other features required by the UDC. Staff recommends the Commmission 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 of Commercial for this site is consistent with the current C-G zoning. Further, staff finds the proposed use of the site is consistent with the Comprehensive Plan in that the proposed use will contribute to the variety of opportunities available in the City. The proposed use is generally harmonious with the requirements of the UDC (see Sections VII, VIII, and IX above for more information). 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 should be compatible with other uses in the general neighborhood and with the existing and intended character of the area. 4. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. 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 sanitary sewer, domestic water, refuse disposal, and irrigation are currently available to the subject property. Please refer to any comments prepared by the Meridian Fire Department, Police Department, Parks Department, Sanitary Services Corporation and ACRD. Based on comments from other agencies and departments, Staff finds that the proposed use will be served adequately by all of the public facilities and services listed above. Treasure Valley Marine CUP-09-Ol 1 PAGE 12 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. Staff recognizes that traffic and noise will likely increase with the approval of the proposed use in this location; however, Staff does not believe that the amount generated will be detrimental to the general welfare of the public. Staff does not anticipate the proposed use will create excessive noise, smoke, fumes, glare, or odors. Staff finds that the proposed use will not be detrimental to people, property or the general welfare of the area. 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, scetuc or historic feature of major importance. Exhibit A