PZ - Staff Report 6-4
Page 1
HEARING
DATE:
6/4/2020
TO: Planning & Zoning Commission
FROM: Joe Dodson, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2020-0054
Gracie Fighter Academy
LOCATION: 149 S. Adkins Way, Ste. 103
I. PROJECT DESCRIPTION
Request for a conditional use permit (CUP) for an Indoor Recreation Facility located within
an existing building on 1.26 acres of land in the I-L zoning district, by FaloMe, LLC
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 1.26 acres
Future Land Use Designation Industrial
Existing Land Use(s) Commercial
Proposed Land Use(s) Commercial
Lots (# and type; bldg./common) One (1) building lot
Neighborhood meeting date; # of
attendees:
April 23, 2020, held virtually; No attendees but applicant
did receive an email of support from one of the nearby
owners.
History (previous approvals) Existing CUP on site for a Karate Studio in a different
suite (CUP-11-005, CZCV-11-020); A-2015-0088 (CZC
for previous tenant, seasoning production).
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
Page 2
B. Community Metrics
Description Details Page
Ada County Highway District
• Staff report (yes/no) Yes, letter stating no conditions or impact fees
• Requires ACHD Commission
Action (yes/no)
No
Access (Arterial/Collectors/State
Hwy/Local)(Existing and Proposed)
Lot has driveway accesses for existing structure; other
access is via existing on-street parking.
Existing Road Network Yes
C. Project Area Maps
Future Land Use Map
Aerial Map
Zoning Map
Planned Development Map
Page 3
III. APPLICANT INFORMATION
A. Applicant:
Ia Falo – 1287 N. Stonehenge Way, Meridian, ID 83642
B. Owner:
Doskeland Survivors Trust – 1193 E. Winding Creek Dr., Ste 101, Eagle, ID 83616
C. Representative:
Stephen Fife, Cushman & Wakefield Pacific – 999 W. Main Street, Ste. 1300, Boise, ID 83702
IV. NOTICING
Planning & Zoning
Posting Date
City Council
Posting Date
Newspaper Notification 5/15/2020
Radius notification mailed to
properties within 300 feet 5/13/2020
Site Posting Date 5/23/2020
NextDoor posting 5/13/2020
V. STAFF ANALYSIS
A. Future Land Use Map Designation (https://www.meridiancity.org/compplan)
Industrial Designation – This designation allows a range of uses that support industrial
and commercial activities. Industrial uses may include warehouses, storage units, light
manufacturing, flex, and incidental retail and offices uses. In some cases uses may
include processing, manufacturing, warehouses, storage units, and industrial support
activities. Sample zoning include: I-L and I-H.
The proposed use and other uses within this existing building do not directly fit with the
future land use designation of Industrial. This building houses other commercial uses
already; there have not been traditional industrial uses in this building for years. Staff
does not believe adding an additional commercial user to this site will further diminish
the industrial base in the City because it is proposed within an existing building. Further
analysis is below.
B. Comprehensive Plan Policies (https://www.meridiancity.org/compplan):
“Minimize noise, lighting, and odor disturbances from commercial developments to
residential dwellings by enforcing city code.” (5.01.01F). The Applicant is not proposing
any outdoor uses with this application; the recreational activity should occur almost
entirely indoors. In addition, the use is also proposed within an industrial area and the
subject site does not abut any residential properties. It is not ideal for commercial
activities to occur in an industrial zone but locating this business within one helps
minimize any noise, lighting, or odor disturbances to residential dwellings.
“Preserve the industrial base within designated industrial land use areas by discouraging
non-industrial uses and focusing on light manufacturing, distribution, flex-space, and
base-employment.” (3.07.01D). The proposed use of recreation facility is not an
Page 4
industrial use and thus does not preserve the industrial base within this land use
designation. However, this building has already been utilized as a commercial building
more than an industrial one due to the existence of another martial arts studio and other
tenants that do not focus on light manufacturing, distribution, etc. Even though this
individual use would likely diminish the industrial base, Staff finds that adding it to an
existing building that houses the same type of recreational facility in a different suite
does not further diminish the industrial base.
“Increase year round recreational programming and activities that encourage education,
health and wellness, community involvement, and multi-sensory play.” (4.03.01). This
comprehensive plan policy is most applicable to city operated programming and
recreational activities. However, the activities noted in the policy can also be obtained
via private businesses and the Gracie Fighter Academy can accomplish these goals. The
proposed recreational facility is a jiu-jitsu studio; jiu-jitsu is known as a full-body and
mind activity that people of all ages can learn and do with proper training. Adding this
type of recreation activity will add an additional use that promotes health and wellness,
self-defense education, and multi-sensory play.
C. Existing Structures/Site Improvements:
The location of the proposed business is within an existing building. All site
improvements are existing and no additional improvements are required. See parking
analysis below for information on parking availability.
D. Proposed Use Analysis:
The proposed use falls under “Arts, entertainment or recreation facility, indoors” in UDC
Table 11-2C-2. This use is a conditional use in the I-L zoning district and also subject to
specific use standards (UDC 11-4-3-2). The Applicant is proposing to lease a tenant
space within an existing building and operate a jiu-jitsu academy (a grappling focused
martial art). Staff was provided with their proposed summer schedule that shows the
intended hours of operation for this business. According to this schedule, a vast majority
of the business hours will be during the evening hours, Monday thru Friday, between
5pm and 8pm. The schedule also shows some one-on-one training/instruction at noon
each day. The Applicant intends to have short Saturday morning hours as well with the
last hour (noon – 1pm) being reserved for more of the instruction training.
Within this same building there is another martial arts studio, the Dojo. This business
has similar hours of operation on Monday thru Thursday but with only one 7pm class
that is on Tuesdays and is closed on Fridays. The Dojo also has Saturday morning
classes with 1-hour classes reserved for each age group (juniors, kids, and adult) going
from 9:15am to Noon. As stated above, The Dojo received conditional use permit (CUP)
approval and CZC approval in 2011 for this use related improvements; the CUP
approval did not restrict the operational hours beyond those listed within the specific use
standards.
These types of uses typically have staggered hours of operation that are off-set from other
nearby industrial/commercial uses as is the case for this application. Staff does not
foresee additional impacts by this tenant and proposed use other than additional evening
parking being used. Please see Section H below for parking analysis.
Page 5
E. Specific Use Standards (UDC 11-4-3):
Arts, Entertainment or Recreation Facility, Outdoors is subject to specific use standards
as outlined in UDC 11-4-3-2:
A. General Standards:
1. All outdoor recreation areas and structures that are not fully enclosed shall maintain a
minimum setback of one hundred feet (100') from any abutting residential districts. The
playing areas of golf courses, including golf tees, fairways, and greens, are an exception
to this standard. (Ord. 07-1325, 7-10-2007). There is no outdoor recreation use proposed.
There may be incidental noise heard outside if the tenant were to open the roll-up door
for better ventilation. Staff finds this potential to be of minimal impact as all nearby
properties are also zoned I-L.
2. No outdoor event or activity center shall be located within fifty feet (50') of any
property line and shall operate only between the hours of six o'clock (6:00) A.M. and
eleven o'clock (11:00) P.M. No such outdoor activity is proposed. If the Applicant were
to ever have outdoor activities, the Applicant shall comply with these standards. Staff is
recommending a condition of approval to ensure compliance (see Section VIII.1).
3. 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. Any
accessory use held on this site shall be for the students and the associated instructors.
4. Outdoor speaker systems shall comply with section 11-3A-13, "Outdoor Speaker
Systems", of this title. Applicant shall comply with this and all relevant code sections
upon approval.
B. Additional Standards For Swimming Pools: Any outdoor swimming pool shall be
completely enclosed within a six foot (6') nonscalable fence that meets the requirements
of the building code in accord with title 10, chapter 1, of this code. No swimming pool is
proposed as part of this project.
C. Additional Standards For Outdoor Stage Or Musical Venue: Any use with a capacity
of one hundred (100) seats or more or within one thousand feet (1,000') of a residence or
a residential district shall be subject to approval of a conditional use permit. (Ord. 05-
1170, 8-30-2005, eff. 9-15-2005). Not applicable to this application.
Staff finds the proposed use to meet all specific use standards.
F. Dimensional Standards (UDC 11-2):
The existing building meets all dimensional standards and specific use standards.
G. Access (UDC 11-3A-3, 11-3H-4):
Access is provided via three (3) driveways and public on-street parking along S. Adkins
Way. Staff and ACHD are not requiring any additional site access.
H. Parking (UDC 11-3C):
The subject site and existing building provide 49 parking stalls. In addition, all nearby
industrial buildings appear to be of smaller scale and house multiple tenants aimed at low
impact uses. There have been no reported issues with parking at this location. The two
Page 6
other known uses within this building appear to have normal operating hours during the
standard work week and show that the proposed hours of operation of this application
will rarely overlap. The two local streets that abut the subject site are at least 35 feet wide
allowing for on street parking on both sides. Staff has calculated approximately 360
linear feet of street frontage that could provide for approximately 15 additional on street
parking spaces.
Therefore, Staff believes the available on-street parking and existing 49 parking stalls is
adequate parking for the proposed use and subject site in its entirety.
I. Sidewalks (UDC 11-3A-17):
There is existing seven-foot (7) attached sidewalks along S. Adkins Way and E. Piper
Court (directly to the north of the subject site). The proposed hours of operation and the
existing sidewalks throughout this industrial subdivision should lend itself to good
pedestrian connection for employees of adjacent businesses that may want to take part in
this recreational activity after their word day has ceased. No additional sidewalks are
proposed; all sidewalks meet UDC Standards.
J. Landscaping (UDC 11-3B):
With the CUP and CZC approval for The Dojo, additional landscaping was required.
There is currently at least a 25-foot landscape buffer along adjacent streets that hold grass
and mature street trees. The additional recreation center use does not require additional
landscaping; the Applicant shall protect all existing landscaping in place.
K. Certificate of Zoning Compliance:
Due to the fact that the proposed use is within an existing building and no site or exterior
building modifications are proposed a full Certificate of Zoning Compliance application
will not be required to commence the proposed use on this site. Planning staff will review
and approve the commencement of the use through the Tenant Improvement and/or
Certificate of Occupancy submitted to the Community Development Department. All
interior modifications (tenant improvements) associated with the use must receive all
required permits and inspections from the Building Division of the Community
Development Department prior to operation of the proposed use.
VI. DECISION
A. Staff:
Staff recommends approval of the proposed conditional use permit with the conditions in
Section VIII per the Findings in Section IX.
Page 7
VII. EXHIBITS
A. Site Plan (Aerial image)
Page 8
B. Floor plan of Suite 103 (date: 2/12/2020)
Page 9
C. Applicant Narrative
Page 10
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. Planning 1. The Applicant shall comply with the specific use standards listed in UDC 11-4-3-2
ARTS, ENTERTAINMENT OR RECREATION FACILITY, INDOORS AND
OUTDOORS, including but not limited to the following:
a. Any outdoor activity shall only operate between the hours of six o'clock (6:00)
A.M. and eleven o'clock (11:00) P.M.
b. 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, and not the general public.
c. Any outdoor speaker systems shall comply with section 11-3A-13, "Outdoor
Speaker Systems.”
2. The maximum number of allowable clients/students at the facility and staff at any one
time shall be limited to the occupancy determined by Building and Fire Code.
3. The applicant shall not be required to submit a Certificate of Zoning Compliance
application to commence the proposed use on this site. Planning staff will review and
approve the commencement of the use through the Tenant Improvement and/or
Certificate of Occupancy submitted to the Community Development Department. All
interior modifications (tenant improvements) associated with the use must receive all
required permits and inspections from the Building Division of the Community
Development Department prior to operation of the indoor recreation facility.
4. The applicant shall comply with all previous conditions of approval associated with
this site.
5. 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 11-5B-6F.
6. Staff’s failure to cite specific ordinance provisions or terms of the approved conditional
use does not relieve the applicant of responsibility for compliance.
B. Ada County Highway District (ACHD)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=187699&dbid=0&repo=MeridianC
ity
C. Department of Environmental Quality (DEQ)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=188168&dbid=0&repo=MeridianC
ity
D. Nampa & Meridian Irrigation District (NMID)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=188470&dbid=0&repo=MeridianC
ity
Page 11
E. Idaho Transportation Department (ITD)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=188476&dbid=0&repo=MeridianC
ity
IX. FINDINGS
A. Conditional Use Permit
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 site meets all the dimensional and development regulations in the I-L zoning district
for the proposed use. Therefore, Staff finds the 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 the proposed indoor recreation facility will be harmonious with the
Comprehensive Plan in that it will not further diminish the industrial base of the city
pursuant to the analysis in Section V.B.
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 the operation of the proposed indoor recreation facility should be compatible
with the other commercial and industrial uses in the area and will not adversely change
the essential character of this industrial subdivision.
4. That the proposed use, if it complies with all conditions of the approval imposed, will not
adversely affect other property in the vicinity.
If the proposed recreation facility complies with the conditions of approval in Section VII
as required, Staff finds the proposed use should not adversely affect other properties 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.
The site is part of an existing developed and zoned industrial subdivision. In addition,
these services are already being provided to the existing building where the use is
proposed. Therefore, Staff finds the proposed use will be served adequately by all 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.
Page 12
Staff finds the proposed use should not create any additional costs for public facilities
and services and will not be detrimental to the economic welfare of the community.
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.
Due to the offset hours of operation in relation to nearby commercial and industrial uses
and the existence of adequate parking, Staff finds the proposed indoor recreation facility
should not be detrimental to any persons, property, or the general welfare.
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. (Ord. 05-1170, 8-30-
2005, eff. 9-15-2005)
Staff is not aware of any such features; the proposed use should not result in damage of
any such features.