PZ - Staff ReportChurch of God 7 th Day - A-2016-0026 PAGE 1
STAFF REPORT
Hearing Date: April 7, 2016
TO: Planning & Zoning Commission
FROM: Josh Beach, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Church of God 7 th Day – MCU (H-2016-0026)
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Neudesign Architecture, has applied for a modification to the existing conditional use
permit (CUP in 1997) for the purpose of altering the building materials for the accessory structure
from the canvas walls to prefabricated steel panels. The subject property is 6.34 acres of land in the
R-8 zoning district. See Section IX Analysis for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed MCU 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 recommend approval to the City
Council of File Number H-2016-0026 as presented in the staff report for the hearing date of April 7,
2016, with the following modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City
Council of File Number H-2016-0026 as presented during the hearing on April 7, 2016, for the
following reasons: (You should state specific reasons for denial and what the applicant could do to
gain your approval with another application.)
Continuance
I move to continue File Number H-2016-0026 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 at 1827 NW 3 rd St., in the southeast ¼ of Section 1, Township 3
North, Range 1 West
B. Owner(s):
General Council Churches of God
1827 NW 3 rd Street
Meridian, ID 83642
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C. Applicant:
Glenn Walker, Neudesign Architecture
725 E. 2 nd Street
Meridian, ID 83642
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 modification. 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: March 21 and April 4, 2016
C. Radius notices mailed to properties within 300 feet on: March 10, 2016
D. Applicant posted notice on site by: March 29, 2016
VI. LAND USE
A. Existing Land Use(s) and Zoning: The site is developed with multiple structures that are used for
religious worship.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
North: Single Family Residential properties, zoned R-4
East: Undeveloped land, zoned RUT (Ada County)
South: Commercial property, zoned L-O
West: Manufactured Home Park, zoned R-8
C. History of Previous Actions:
• In 1997, a conditional use permit (CUP-09-97) was approved to allow the construction of an
84 foot by 60 foot wide metal building with canvas sides.
D. Utilities:
1. Public Works:
a. Location of sewer: Sanitary sewer mains to provide service to this project currently exist.
b. Location of water: Water mains to provide service to this project currently exist.
c. Issues or concerns: None.
E. Physical Features:
1. Canals/Ditches Irrigation: The Settlers Canal runs along the northeast corner of this site.
2. Hazards: Staff is not aware of any hazards that exist on this site.
3. Flood Plain: This site is not within the flood plain.
VII. COMPREHENSIVE PLAN
The Comprehensive Plan Future Land Use Map (FLUM) designates this site as Medium Density
Residential (MDR). MDR designated areas allow smaller lots for residential purposes within City
limits. Uses may include single-family homes at gross densities of 3 to 8 dwelling units per acre
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(d.u./acre). Religious worship is an approved use within the R-8 zoning designation, as well as the
MDR Comprehensive Plan designation.
The existing and future use of this site with a steel structure was deemed consistent with the
Comprehensive Plan and approved through a conditional use permit (CUP-09-97) in 1997.
Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to
the proposed use of this property (staff analysis in italics ):
• “Coordinate with public works, police, and fire departments on proposed annexation and
development requests, and the impacts on services. “ (3.04.01H)
Staff has received comments from other city departments on this application. The Building
Division and the Fire Department indicated that the property will need to meet the various
requirements of the International Fire Code and International Building Code.
• “Designate land for a variety of uses.” (3.05.01H)
This parcel has various buildings located on it, including this existing building that is used
for an annual camp service.
• “Promote area beautification and community identity through building and site design, signs,
and landscaping.” (2.01.04G)
Staff feels that the site is underdeveloped for the type and size of use located on the property.
Staff feels that the applicant should install additional parking and landscaping in the areas
where additional asphalt is being added as part of this application.The site will need to meet
the requirements of UDC11-3A-19, which are the site design standards, as well as UDC 11-
3B, which contain the landscaping standards. Specifically these standards set forth the
standards and requirements for parking lots and parking lot landscaping.
VIII. UNIFIED DEVELOPMENT CODE
The UDC (11-5B-6G.3) requires modifications to existing conditional use permits to be considered
by the Planning and Zoning Commission at a public hearing. The Commission may modify the
conditions, limitations and/or scope of the permit, in accord with the limitations and requirements of
subsection F in UDC 11-5B-6.
IX. ANALYSIS
Analysis of Facts Leading to Staff Recommendation:
The applicant requests a modification to the conditional use permit (CUP) approved in 1997 for the
General Council Church of God 7 th Day steel building with canvas walls. The building is used for a
one week period during the year for their annual camp meeting, so its use is very limited. The church
use is currently established on the site. The modification to the existing conditional use permit is
solely related to the type of building material that is approved for the structure.
The site plan included in Exhibit A.2 shows the footprint of the existing building. The building will
not be enlarged or moved as a part of this application. New paving is also depicted on the submitted
site plan. Staff recommends that this area, not only be paved, but also be improved with additional
parking in accord with the standards set forth in UDC Table 11-3C-5. Further, staff recommends that
a bike rack, capable of supporting 10 bikes, be installed within the new parking area.
Because staff is recommending that additional parking be added with the subject application the new
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parking area must also comply with the landscape standards set forth in UDC 11-3B-8C. With the
submittal of the certificate of zoning compliance application, the site plan shall be revised to
include the requested changes.
The applicant will also be required to obtain certificate of zoning compliance (CZC) and design
review (DES) approval for the design of the site. The site will need to meet the requirements set forth
in the UDC 11-3A-19. Administrative design review (review of the architectural standards) for the
building will not be required, because the property is screened from vision from all adjacent
properties.
The applicant will need to coordinate with the Building and Fire Departments to ensure that the
proposed building will meet the current fire and building codes.
In summary, staff recommends approval of the application with the conditions included in Exhibit B
of the staff report.
X. EXHIBITS
A. Drawings
1. Vicinity/Zoning Map
2. Proposed Site Plan (dated: 02/22/16)
3. Proposed Elevations (dated: 02/22/16)
B. Agency & Department Comments/Conditions
C. Required Findings from Unified Development Code
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Exhibit A.1: Vicinity/Zoning Map
Church of God 7 th Day - A-2016-0026 PAGE 6
Exhibit A.2: Proposed Site Plan (dated: 02/22/16)
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Exhibit A.3: Architectural Elevations (dated: 02/22/16)
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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
(CUP-1997).
1.2 The applicant shall submit a Certificate of Zoning Compliance and Administrative Design
Review application for approval of the site layout. The new parking area must comply with the
applicable design standards listed in UDC 11-3A-19. The proposed changes to the building
materials are not subject to design review standards due to its limited visibility from the adjacent
properties.
1.3 The site plan prepared by neUdesign Architecture, dated 02/22/16, must be revised with the
submittal of the CZC application as follows:
a. The new paved area depicted on the site plan must be improved with additional
parking in accord with the standards set forth in UDC Table 11-3C-5.
b. Install a bike rack, capable of supporting 10 bikes, within the new parking area.
c. Additional parking shall be depicted on the site plan to accommodate the existing
buildings on the site.
d. The new parking area shall comply with the landscape standards set forth in UDC
11-3B-8C.
e. The site shall meet the requirements for parking lots that are set forth in UDC 11-
3A-19.
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 Staff’s failure to cite specific ordinance provisions does not relieve the applicant of responsibility
for compliance.
2. PUBLIC WORKS DEPARTMENT
2.1 Public Works has no concerns with this application.
3. FIRE DEPARTMENT
3.1 The applicant shall to coordinate with the Fire Department to ensure that the proposed building
will meet the current fire codes.
4. POLICE DEPARTMENT
4.1 The Police Department has no concerns related to this application.
5. REPUBLIC SERVICES
5.1 Republic Services did not submit comments on this application.
6. ADA COUNTY HIGHWAY DISTRICT
6.1 ACHD has no comments on this application.
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7. PARKS DEPARTMENT
7.1 The Parks Department did not submit comments on this application.
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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 future use and the
dimensional & development regulations of the applicable districts (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 planned use of the property is consistent and harmonious with the UDC
and Comprehensive Plan.
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
existing and future development should be compatible with other commercial uses in the area
and should not adversely change the 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 future
use on the site 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.
The applicant will be financing any improvements required for development. Staff finds there
will not be excessive additional requirements at public cost and nor will they be detrimental
to the community’s economic welfare.
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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 existing and planned use of the site 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.