Staff ReportSTAFF REPORT
Hearing Date:
TO:
FROM:
SUBJECT:
August 21, 2014
Planning and Zoning Commission
Bill Parsons, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
CUP -14-012 — Jack City Fitness
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
E IDIAN*--
IAHO
The applicant is requesting conditional use permit (CUP) approval to construct a 15,500 square foot
indoor arts, entertainment and recreation facility on 1.076 acres of land in the C -G zoning district.
Typically, a CUP would not be required for this project as the proposed use is principally permitted in
the C -G zoning district; however, the recorded development agreement (DA) (Inst. #95070357) for
Avest Plaza Subdivision requires all development to obtain CUP approval prior to submittal of a
certificate of zoning compliance application. See Section IXAnalysis for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed conditional use permit application with the conditions
listed in Exhibit B, based on the Findings of Fact and Conclusions of Law in Exhibit C of the Staff
Report.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number CUP -14-
012 as presented in the staff report for the hearing date of August 21, 2014, with the following
modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number CUP -14-012
as presented during the hearing on August 21, 2014, for the following reasons: (You should state
specific reasons for denial.)
Continuance
I move to continue File Number CUP -14-012 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 (Parcel #R0619750080):
The subject property is located at 1722 N. Avest Lane in Section 5, Township 3 North, Range 1
East.
B. Owner(s):
Avest Limited Partnership
P.O. Box 140075
Boise, ID 83714
Jack City Fitness CUP -14-012 PAGE 1
C. Representative:
John Day, Radix Construction
2422 12t' Avenue Road, Suite #153
Nampa, ID 83686
D. Applicant's Statement/Justification: 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 and Zoning Commission on this matter, consistent with Meridian City Code Title 11,
Chapter 5.
B. Newspaper notifications published on: August 4, and 18, 2014
C. Radius notices mailed to properties within 300 feet on: July 31, 2014
D. Applicant posted notice on site by: August 8, 2014
VI. LAND USE
A. Existing Land Use(s) and Zoning: The subject property is vacant commercial property, zoned
C -G.
B. Character of Surrounding Area and Adjacent Land Use and Zoning: The area surrounding this
property is developed with commercial businesses (retail, fuel sales facility, self-service storage
facility and church), zoned C -G.
C. History of Previous Actions:
In 1995, the property received annexation and subdivision approval for the Avest Plaza
Subdivision. A development agreement (DA) (Instrument #95037561) was required with the
annexation of the property and requires all development within the subdivision to obtain CUP
approval.
D. Utilities:
1. Public Works:
a. Location of sewer: Sanitary sewer is adjacent to the east of the subject site.
b. Location of water: Water is adjacent to the west of the subject site.
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: NA
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject property is currently designated "Commercial" on the Comprehensive Plan Future Land
Use Map. The commercial designated areas are meant 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. Within this land use
category, specific zones may be created to focus commercial activities unique to their locations.
Jack City Fitness CUP -14-012 PAGE 2
These zones may include neighborhood commercial uses focusing on specialized service for
residential areas adjacent to that zone.
The applicant is proposing to develop an indoor recreation facility which is acceptable in the
commercial designation and an allowed use in the C -G zoning district. Therefore, Staff believes the
property will develop in a fashion consistent with 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):
• Require all commercial and industrial businesses to install and maintain landscaping
(2.01.03B, pg. 14).
The applicant is proposing parking lot landscaping consistent with the standards set forth in
UDC 11 -3B -8C. Maintenance of the landscaping is required as set forth in UDC I1 -3B-13.
• Encourage infill development in vacant/undeveloped areas within the City over fringe area
development to halt the outward progression of urban development.(5.01.02B, pg. 69)
The property has remained vacant for several years and is located between properties that
are developed with commercial uses. City utilities are available to serve the proposed
development. For these reasons, Stafffinds the proposed development is an infill project
consistent with this objective.
• Permit new development only where urban services can be reasonably provided at the time of
final approval and development is contiguous to the City." (3.01.0 IF, pg. 45)
City services are stubbed to the property and will be extended with the development of this
site.
• Plan for and encourage services like health care, daycare, grocery stores and recreational
areas to be built within walking distance of residential dwellings. (2.01.01 C, pg. 51).
The proposed indoor recreation facility is located within walking distance of several
residential neighborhoods to the north and east of the site.
• Require pedestrian access connectors in all new development to link subdivisions together to
promote neighborhood connectivity as part of a community pathway system. (3.03.03B, pg.
48)
With the development of the Avest Plaza Subdivision, the developer was required to install a
multi -use pathway along the south and east boundary of the storage facility which is located
north of the proposed development. This existing pathway system ties into the adjacent
residential subdivisions to the north and east thereby providing interconnectivity with the
proposed development and the surrounding developments.
• Use the Design Manual. (3.07.02E, pg. 55)
The recorded development agreement for this site requires conditional use permit approval
prior to developing the indoor recreation facility on the site. Both the site and building design
must comply with the design standards in UDC 11-3A-19 and the guidelines contained in the
Meridian Design Manual. Stafffinds the proposed project generally complies with standards
and guidelines however; compliance with these standards will be reviewed with a certificate
of zoning compliance and administrative design review application.
For the above -stated reasons, staff is of the opinion the proposed development is consistent with the
applicable comprehensive plan policies and is appropriate in this location.
Jack City Fitness CUP -14-012 PAGE 3
VIII. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of Zone: The purpose of the commercial districts is to provide for the retail
and service needs of the community in accordance with the Meridian comprehensive plan. Six (6)
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 in
proximity to streets and highways.
B. Schedule of Use: Unified Development Code (UDC) 11-213-2 lists the permitted, accessory,
conditional, and prohibited uses in the C -G zoning district. The proposed indoor arts,
entertainment and recreation use is a principally permitted use in the C -G zone subject to the
specific use standards set forth in UDC 11-4-3-2.
C. Dimensional Standards: The dimensional standards listed in UDC Table 11-213-3 for the C -G
zoning district apply to development of this site.
D. Landscaping:
1. UDC 11-313-8C regulates the parking lot landscape standards of the code.
E. Off -Street Parking: UDC 11-3C-613 requires 1 space for every 500 square feet of gross floor area.
F. The site and structure must comply with the design standards set forth in UDC 11-3A-19.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
CUP: The applicant requests conditional use permit (CUP) approval to construct a 15,500 square
foot indoor recreation facility on the subject property. The recorded development agreement
requires detailed site plan review prior to construction on the site. In accordance with the DA, the
applicant has submitted a CUP for the proposed development.
Specific Use Standards: The proposed use is subject to the specific use standards listed in UDC
11-4-3-2, Arts, Entertainment or Recreation Facility, Indoors and Outdoors. The only standard
that applies to this site is as follows, "Accessory uses including, but not limited to, retail,
equipment rental, restaurant, and drinking establishments, may be allowed if designed to serve
patrons of the use only." The other standards pertain to outdoor facilities and are not applicable to
indoor facilities.
In the narrative, the applicant states there will be ancillary sales of nutritional supplements and a
juice bar to serve customer which is allowed by the specific use standards.
Hours of Operation: The proposed hours of operation are from 6:00 am to 10:00 pm seven (7)
days a week. Per UDC 213-3A.4, business hours of operation in the C -G zoning district shall be
limited from 6:00 am to 11:00 pm when the property abuts a residential use or district. In this
case, the proposed indoor recreation facility does not abut a residential use or district therefore
this restriction does not apply to this site.
Site Plan: The submitted site plan depicts a single building and the associated site improvements.
Access to the development is provided from N. Avest Lane; a private street constructed with the
development of the Avest Plaza Subdivision. This private street provides a full access to E.
Fairview Avenue. A note on the recorded plat grants reciprocal cross access to use the private
street in accord with the current access management standards set forth in UDC 11-3A-3.
Cross Access: The proposed development is located near the Fairview Avenue corridor and
adjacent to a partially developed church property on the east boundary which has the potential for
further development. The existing driveway on the church property abuts the proposed
Jack City Fitness CUP -14-012 PAGE 4
development. Although not required by the UDC, staff believes there may be a benefit for the
proposed development to extend a driveway connection to the east boundary to facilitate cross
access between the two (2) properties.
Staff encourages the applicant to coordinate with the church to gauge the level of interest for the
shared driveway. If both parties are amenable to cross access, staff will review the impacts
(possible loss of parking) of a cross access driveway at the time of Certificate of Zoning
Compliance. Because the Church property has other options for cross access in the future (with
the property to the east of the Church) staff is not explicitly requiring cross access as part of this
application.
Parking: The applicant is proposing to construct 40 parking stalls for this use; 31 parking stalls
are required by ordinance. The proposed parking stalls and drive aisles shown on the site plan
comply with the dimensional standards in UDC Table I1 -3C-5. Additionally, UDC 11 -3C -6G
requires that one bicycle parking space be provided for every 25 vehicle parking spaces. The
applicant is proposing a bike rack near the southwest corner of the building but details of the bike
rack have not been provided with the application submittal. Further, the parking stalls shown on
the east boundary do not depict wheel restraints to prevent vehicle overhang into the required
perimeter landscaping.
Prior to the issuance of the certificate of zoning compliance report, the applicant must revise the
site plan as follows:
1) Provide a detail of the bike rack in accord with the standards set forth in UDC 11 -3C -5C.
2) Include wheel restraints for the eight (8) parking stalls on the east boundary OR widen the
perimeter landscape buffer from 6.5 feet to 7 feet and decrease to the stall length to 17 feet to
allow for vehicle overhang in accord with UDC 11 -3C -5B.4.
Landscaping: The submitted landscape plan depicts the landscaping for the new parking lot.
Parking lot landscaping is required to comply with the standards listed in UDC 11 -3B -8C. The
landscaping shown on the plan complies with these standards.
All existing landscaping is required to be protected during construction in accord with UDC 11-
3B-1 OC.
Elevations: Building elevations were submitted for the proposed structure and included in
Exhibit A.4. Building materials consist primarily of stucco with honed block accents, metal
roofing and an anodized aluminum storefront. Metal canopies are proposed on the south facade
and a portion of the west facade to serve as weather protection over the main entrance and to
provide shade over the windows. The proposed building elevations appear to generally comply
with the design standards listed in UDC 11-3A-19 and the Meridian Design Manual.
Certificate of Zoning Compliance (CZC) and Design Review (DES): A CZC and DES
application is required to be submitted prior to issuance of building permit for the proposed
development. The applicant must comply with the design standards listed in UDC 11-3A-19 and
the guidelines contained in the Meridian Design Manual.
Staff recommends approval of the proposed CUP with the conditions listed in Exhibit B.
/11MAN 1111Mi
A. Drawings
1. Vicinity Map
2. Proposed Site Plan (dated: 07/23/14)
3. Proposed Landscape Plan (dated: 07/14/14)
Jack City Fitness CUP -14-012 PAGE 5
4. Proposed Building Elevations (dated: 06/24/14)
B. Conditions of Approval
1. Planning Division
2. Public Works Department
3. Fire Department
4. Police Department
5. Republic Services Company
6. Ada County Highway District
7. Parks Department
C. Required Findings from Unified Development Code
Jack City Fitness CUP -14-012 PAGE 6
Exhibit A.l : Vicinity Map
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Exhibit A.2: Proposed Site Plan (dated: 07/23/14)
Jack City Fitness CUP -14-012 PAGE 8
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Jack City Fitness CUP -14-012 PAGE 10
B. Conditions of Approval
1. PLANNING DIVISION
1.1 The applicant shall comply with all conditions of approval for Avest Plaza Subdivision and
Development Agreement Instrument No. 95037561.
1.2 The site plan and landscape plan, labeled A100 and L1.1, prepared by Radix Construction, dated
07/23/14 and 07/14/14, are approved with the following modifications:
a. Provide a detail of the bike rack in accord with the standards set forth in UDC 11 -3C -5C.
b. Include wheel restraints for the eight (8) parking stalls on the east boundary OR widen the
perimeter landscape buffer from 6.5 feet to 7 feet and decrease to the stall length to 17 feet to
allow for vehicle overhang in accord with UDC 11 -3C -5B.4.
c. The existing landscaping located in the southwest corner of the site must remain protected
during construction in accord with UDC 11-3B-10.
d. The applicant shall maintain the existing walkway on the north boundary of the site in accord
with the recorded development agreement.
1.3 The building elevations constructed on this site shall substantially comply with the conceptual
rendering attached in Exhibit A.4 and comply with the structure and site design standards set
forth in UDC 11-3A-19 and the City of Meridian Design Manual.
1.4 The applicant shall comply with the applicable specific use standards listed in UDC 11-4-3-2 for
indoor arts, entertainment and recreation facility.
1.5 Prior to the issuance of a building permit for the structure on the site, the applicant is required to
obtain approval of a certificate of zoning compliance and administrative design review
application.
1.6 The applicant shall have a maximum of two (2) years to commence the construction of the site as
permitted in accord with the conditions of approval listed herein. If the use has not begun within
two (2) years of approval, a new conditional use permit must be obtained prior to operation or a
time extension must be requested in accord with UDC 11 -5B -6F.
1.7 Staff's failure to cite specific ordinance provisions does not relieve the applicant of responsibility
for compliance.
1.8 The applicant shall complete all required improvements prior to issuance of a Certificate of
Occupancy. It is unlawful to use or occupy any building or structure until the Building Official
has issued a Certificate of Occupancy.
2. PUBLIC WORKS DEPARTMENT
2.1 Public Works has no concerns with this application.
3. FIRE DEPARTMENT
3.1 Any newly installed Fire Department connections for sprinkler or standpipes will require locking
Knox box plugs.
3.2 Based on the size of new construction and the location of the sprinkler room in relation to the
address side of the structure, the AHJ may require separate Knox box locations. One being at the
main, address side entrance and the other at the entrance to the sprinkler riser room.
Jack City Fitness CUP -14-012 PAGE I 1
3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance
with International Fire Code Section (IFC) 508.5.4 as follows:
a. Fire hydrants shall have the 4 '/z" outlet face the main street or parking lot drive aisle.
b. Fire hydrants 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 corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
£ Fire hydrants shall be placed 18" above finished grade to the center of the 4 ''/z" outlets.
g. Fire hydrants shall be provided to meet the requirements of 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 entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28' inside and
48' outside, per International Fire Code Section 503.2.4.
3.5 All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and
have a clear driving surface of 20' in width capable of supporting an imposed weight of 75,000
GVW, per International Fire Code Section 503.2.
3.6 Provide signage ("No Parking Fire Lane") for all fire lanes in accordance with International Fire
Code Sections 503.4 & D103.6.
3.7 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth
in International Fire Code Section 304.1.2.
3.8 Fire lanes, streets, and structures (including the canopy height of mature trees) shall have a
vertical clearance of 13'6 as set forth in International Fire Code Section 503.2.1.
3.9 Operational fire hydrants, temporary or permanent street signs, and access roads with an all
weather surface are required to be installed before combustible construction material is brought
onto the site, as set forth in International Fire Code Section (IFC) 501.4 and Meridian amendment
to IFC 10-4-2J.
3.10 Maintain a separation of 5' from the building to the dumpster enclosure as set forth in
International Fire Code Section 304.3.3.
3.11 Provide a Knox box entry system for the complex prior to occupancy as set forth in International
Fire Code Section 506.
3.12 The first digit of the Apartment/Office Suite shall correspond to the floor level as set forth in
International Fire Code Section 505.1.
3.13 The applicant shall work with Public Works and Planning Department staff to provide an address
identification plan and a sign which meets the requirements of the City of Meridian sign
ordinance and is placed in a position that is plainly legible and visible from the street or road
fronting the property, as set forth in International Fire Code Section 505.1.
3.14 All aspects of the building systems (including exiting systems), processes & storage practices
shall be required to comply with the International Fire Code Section 101.2.
3.15 There shall be a fire hydrant within 100' of all fire department connections as set forth in local
amendment to the International Fire Code 10-4-2L.
3.16 The Fire Department will require Knoxbox Fire Department Connection caps on all FDC inlets.
IFC 102.9.
Jack City Fitness CUP -14-012 PAGE 12
3.17 Emergency response routes and fire lanes shall not be allowed to have traffic calming devices
installed without prior approval of the Fire Code Official. National Fire Protection Standard 1141,
Section A5.2.18.
4. POLICE DEPARTMENT
4.1 The Police Department has no concerns with this application.
5. REPUBLIC SERVICES
5.1 The Republic Services has no concerns with this application.
6. PARKS DEPARTMENT
6.1 The Parks Department has no concerns with this application.
Jack City Fitness CUP -14-012 PAGE 13
C. Required Findings from Unified Development Code
1. Conditional Use Permit (UDC 11 -5B -6E)
The Commission shall base its determination on the Conditional Use Permit request upon
the following:
a. 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
development which complies with the dimensional and development regulations of the C -G
district (see Analysis Section IX for more information).
b. 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 proposed development is consistent and harmonious with the UDC and
Comprehensive Plan Future Land Use Map designation of Commercial for this site.
c. 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 development should be compatible with other uses in the general neighborhood and
with the existing and intended character of the area.
d. 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 development will not adversely affect other property in the area.
e. 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
provided to the subject property. Services will not change with the development of the site.
f. 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.
Jack City Fitness CUP -14-012 PAGE 14
g. 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 finds the construction of the building will not be detrimental to any persons, property or
the general welfare of the area.
h. 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. Further, staff finds that the proposed development will not result in the
destruction, loss or damage of any natural, scenic or historic feature of major importance.
Jack City Fitness CUP -14-012 PAGE 15