Staff Report - PZItem #4E: Meridian Martial Arts (CUP -15-004)
Application(s):
➢ Conditional Use Permit
Size of property, existing zoning, and location: This site consists of 1.42 acres of land, is currently zoned I -L, and
is located at 535 N. Locust Grove Road.
Adjacent Land Use & Zoning: This site is surrounded developed industrial properties, zoned I -L.
History: In 2005, a certificate of zoning compliance (CZC-05-059) was approved for the construction of a 16,000
square foot multi -tenant industrial building.
In 2012, the Commission approved a conditional use permit for the same use in the same tenant space however, the
previous applicant never commenced the use; therefore the previous CUP has expired.
Comprehensive Plan FLUM Designation: Industrial
Summary of Request: The request is to operate a martial arts studio (indoor recreation facility) from an existing
4,000 square foot tenant space in an existing 16,000 square foot industrial building. 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 hours of operation are proposed to be from 2:OOpm - 9:OOpm Monday -Friday and 8:30am - 2:30pm on Saturday
and the typically class size is between 4-12 students. Because multiple indoor recreation facilities operate in the
area without complaints from the adjacent industrial users, and the proposed hours of operation are late afternoon
and weekends, Staff does not anticipate the proposed recreation facility will conflict with, or have any adverse
impacts on, the existing industrial activities.
A site/landscape plan was approved with the original Certificate of Zoning Compliance in 2005. No changes to the
site are proposed or approved with the subject application. Currently, the site does not meet the parking lot
landscaping standards set forth in UDC 11 -3B -8C. Because the applicant is proposing to occupy an existing tenant
space, additional landscaping is not required per the applicability section set forth in UDC 11-3B-2. However, Staff is
recommending the applicant to provide 18 additional parking spaces (47 stalls in total) because of the commercial
nature of the proposed use. With the addition of the parking stalls as recommended, the parking ratio on the site
would align with the commercial parking standards (1 stall per every 500 square feet of gross floor area) mitigating
Staffs parking concerns with the change of use.
Because the applicant is proposing a change of use and staff is recommending additional parking for the site, the
applicant must submit a certificate of zoning compliance application for review and approval by the Planning Division
prior to the issuance of the final occupancy permit as follows:
1) Change of use for the indoor recreation use; and
2) Approval of the new parking plan.
Written Testimony: None
Staff Recommendation: Approval with conditions in Exhibit B of the staff report.
Notes:
STAFF REPORT
HEARING DATE: April 2, 2015 C�
E IDIAN ---
IDAHU
TO: Planning and Zoning Commission
FROM: Bill Parsons, Planning Supervisor
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: CUP -15-004 — Meridian Martial Arts
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant has applied for a conditional use permit (CUP) for an indoor recreation facility (martial
art studio) in an I -L zoning district. See Section IXAnalysis for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed CUP 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 -15-
004 as presented in the staff report for the hearing date of April 2, 2015, with the following
modifications: (Add any proposed modifications.) I further move to direct Staff to prepare an
appropriate findings document to be considered at the next Planning and Zoning Commission hearing
on April 16, 2015.
Denial
After considering all staff, applicant and public testimony, I move to deny File Number CUP -15-004
as presented during the hearing on April 2, 2015, for the following reasons: (You should state specific
reasons for denial.)
Continuance
I move to continue File Number CUP -15-004 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:
The subject property is located on the southwest corner of N. Locust Grove Road and E.
Commercial Drive, in the NE '/4 of the SE '/4 of Section 7, Township 3 North, Range 1 East
B. Owner(s):
Walt Morrow
PO Box 770
Meridian, ID 83680
Meridian Martial Arts - CUP -15-004 PAGE 1
C. Applicant:
Heather Neitzell
535 N. Locust Grove Road, Suite #120
Meridian, ID 83646
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: March 16, and 30, 2015
C. Radius notices mailed to properties within 300 feet on: March 12, 2015
D. Applicant posted notice on site by: March 23, 2015
VI. LAND USE
A. Existing Land Use(s) and Zoning: The subject property is industrial in nature and is in the I -L
zoning district.
B. Character of Surrounding Area and Adjacent Land Use and Zoning: This site is surrounded
developed industrial properties, zoned I -L.
C. History of Previous Actions: In 2005, a certificate of zoning compliance (CZC-05-059) was
approved for the construction of a 16,000 square foot multi -tenant industrial building.
In 2012, the Commission approved a conditional use permit (CUP -12-011) for the same use in the
same tenant space however, the previous applicant never commenced the use; therefore the
previous CUP has expired.
D. Utilities:
1. Public Works:
a. Location of sewer: Existing service connected to E Commercial Dr.
b. Location of water: Existing service connected to E Commercial Dr.
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
This property is designated "Industrial" on the Comprehensive Plan Future Land Use Map. This
designation allows a range of industrial uses to support industrial and commercial activities and to
develop areas with sufficient urban services. Light industrial uses may include warehouse, storage
units, light manufacturing, and incidental retail and office uses. Heavy industrial uses may include
processing, manufacturing, warehouses, storage units, and industrial support activities. In all cases,
screening, landscaping, and adequate access should be provided.
Meridian Martial Arts - CUP -15-004 PAGE 2
The proposed use of the site for a martial art studio is not a typical industrial use (more commercial);
however, the UDC classifies the proposed use as an indoor recreation facility and as such requires
conditional use approval in the I -L district.
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."
(2.01.0313)
There are existing landscaped street buffers on this site along N. Locust Grove Road and E.
Commercial Drive. Additionally, perimeter landscaping was provided along the western
boundary. Because the applicant is not expanding the building on the property; no additional
landscaping is required.
• "Locate industrial and commercial uses where adequate water supply and water pressure are
available for fire protection." (3.04.02A)
There is adequate water supply and pressure available to the site for fire protection.
• "Provide opportunities for physical activities." (2.01.01 B)
The proposed indoor recreation facility will provide physical opportunities for youth in the
area.
For the above -stated reasons, staff is of the opinion the proposed use is consistent with the applicable
comprehensive plan policies and is appropriate in this location.
VIII. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of Zone: The purpose of the I -L district is to provide for convenient
employment centers of light manufacturing, research and development, warehousing, and
distributing. In accord with the Meridian Comprehensive Plan, the I -L district is intended to
encourage the development of industrial uses that are clean, quiet and free of hazardous or
objectionable elements and that are operated, entirely, or almost entirely, within enclosed
structures. Accessibility to transportation systems is a requirement of this district.
B. Schedule of Use: Unified Development Code (UDC) 11-2C-2 lists the permitted, accessory,
conditional, and prohibited uses in the I -L zoning district. The proposed indoor recreation facility
(martial arts studio) is listed as a conditional use in the I -L district. The specific use standards
listed in UDC 11-4-3-2 apply to the proposed use.
C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2C-3 for the I -L
zoning district apply to development of this site.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
Conditional use permit (CUP): The applicant requests approval to operate a martial arts studio
from an existing building in the I -L zoning district. The proposed use is classified as "indoor arts,
entertainment or recreation facility" in the UDC which requires conditional use approval in the I-
L district. The applicant is proposing to occupy a 4,000 square foot tenant space in an existing
16,000 square foot industrial building.
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 may apply to this site is as follows, "Accessory uses including, but not limited to, retail,
Meridian Martial Arts - CUP -15-004 PAGE 3
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.
Hours of Operation: The hours of operation are proposed to be from 2:OOpm - 9:O0pm Monday -
Friday and 8:30am - 2:30pm on Saturday and the typically class size is between 4-12 students.
Because multiple indoor recreation facilities operate in the area without complaints from the
adjacent industrial users, and the proposed hours of operation are late afternoon and weekends,
Staff does not anticipate the proposed recreation facility will conflict with, or have any adverse
impacts on, the existing industrial activities.
Site/Landscape Plan: A site/landscape plan is included in Exhibit A that was approved with the
original Certificate of Zoning Compliance in 2005. No changes to the site are proposed or
approved with the subject application. Currently, the site does not meet the parking lot
landscaping standards set forth in UDC 11 -3B -8C. Because the applicant is proposing to occupy
an existing tenant space, additional landscaping is not required per the applicability section set
forth in UDC 11-3B-2. However, Staff is recommending the applicant to provide additional
parking spaces because of the commercial nature of the proposed use (see analysis in the parking
section below).
Parking: Parking was required with development of the site based on the industrial nature of the
existing industrial building (approximately 16,000 s.f.). A total of 29 parking spaces are
constructed on the site exceeding the UDC standards of 1 space per 2000 square feet of gross
floor area consistent with the I -L zoning district.
In the past, the property has had parking issues due to the types of uses (lawn care business
and vehicle rental) occurring on the property. Further, the use of this property is changing
from more industrial type uses to more commercial uses. To ensure the site is adequately
parked, Staff is recommending the applicant restripe the existing twenty-nine (29) parking stalls
on the east boundary and add additional parallel parking stalls along the north, south and west
boundary as follows:
North boundary: add four (4) parallel parking stalls dimensioned 9' X 23';
South boundary: add three (3) parallel parking stalls dimensioned 9' X 23% and
West boundary: add eleven (11) parallel parking stalls dimensioned 9' X 23'
With the additional of the parking stalls as recommended, the parking ratio on the site
would align with the commercial parking standards (1 stall per every 500 square feet of
gross floor area) mitigating Staffs parking concerns with the change of use. The parking lot
must be restriped prior to the issuance of the certificate of occupancy. Staff is
recommending the new parking plan be reviewed and approved with a CZC and DES
application.
Landscaping: Street buffer and parking lot landscaping exists on the site. No changes are
proposed or required with the subject application.
Certificate of Zoning Compliance: Because the applicant is proposing a change of use and
staff is recommending additional parking for the site, the applicant must submit a
certificate of zoning compliance application for review and approval by the Planning
Division prior to the issuance of the final occupancy permit as follows:
1) Change of use for the indoor recreation use; and
2) Approval of the new parking plan as noted in the parking analysis section above.
Staff recommends approval of the proposed CUP with the conditions listed in Exhibit B.
Meridian Martial Arts - CUP -15-004 PAGE 4
X. EXHIBITS
A. Drawings
1.
Vicinity Map
2.
Site/Landscape Plan
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
Meridian Martial Arts - CUP -15-004 PAGE 5
Exhibit A.1: Vicinity Map
Meridian Martial Arts - CUP -15-004 PAGE 6
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B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 The applicant shall comply with all previous conditions of approval associated with this site
(CZC-05-059).
1.2 The Applicant shall have a maximum of two (2) years to commence the use as permitted in
accord with the conditions of approval listed above. 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 11-513-617.
1.3 Staff's failure to cite specific ordinance provisions or terms of the approved conditional use does
not relieve the applicant of responsibility for compliance.
1.4 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.
1.5 Prior to the issuance of the certificate of occupancy, the applicant must submit a certificate
of zoning compliance application ($173.00 fee) for the following:
a. To establish the indoor recreation use; and
b. approval of the new parking plan as follows:
• restripe the existing twenty-nine (29) parking stalls on the east boundary;
• add four (4) parallel parking stalls dimensioned 9' X 23' on the north boundary;
• add three (3) parallel parking stalls dimensioned 9' X 23'on the south boundary;
and
• add eleven (11) parallel parking stalls dimensioned 9'X 23' on the west boundary.
2. PUBLIC WORKS DEPARTMENT
2.1 Public Works has no concerns with this application.
3. FIRE DEPARTMENT
3.1 The Fire Department has no concerns with this application.
4. POLICE DEPARTMENT
4.1 The Police Department supports the Planning Division's recommendation for additional parking
on the site.
5. REPUBLIC SERVICES
5.1 Republic Services has no concerns with this application.
6. ADA COUNTY HIGHWAY DISTRICT
6.1 It has been determined that ACHD has no site specific conditions of approval for this application
at this time due to the fact that all improvements exist abutting the site. There is no impact fee due
for this application and an ACHD inspection is not required.
7. PARKS DEPARTMENT
7.1 The Parks Department did not submit comments on this application.
Meridian Martial Arts - CUP -15-004 PAGE 8
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 use and the
dimensional & development regulations of the I -L district if the applicant adds additional;
parking on the site (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 use is consistent and harmonious with the UDC and
Comprehensive Plan Future Land Use Map designation of Industrial 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 use should be compatible with other uses in the general neighborhood and with the
existing and intended character of the area because of the off -setting hours of operation.
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 use 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. Staff finds that the proposed use will be served adequately
by all of the public facilities and services listed above.
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.
Meridian Martial Arts - CUP -15-004 PAGE 9
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 proposed use 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 use will not result in the
destruction, loss or damage of any natural, scenic or historic feature of major importance.
Meridian Martial Arts - CUP -15-004 PAGE 10