Staff ReportItem #4D: Molly Maids Dispatch Center (CUP-11.007)
Application(s):
- CUP for Dispatch Center
Size of property, existing zoning, and location: This site consists of 0.72 acre(s), is currently zoned C-C, and is
located at 1519 N. Main Street.
Adjacent Land Use & Zoning:
North: Vacant commercial land, zoned C-C
South: Residential conversion, zoned C-C
East: Multi-tenant commercial buildings, zoned C-C
West: Residential conversion, zoned C-C
Summary of Request: The applicant proposes to operate a dispatch center (mobile maid service) from an existing
2,328 square foot building. The existing building will be used to conduct the business operations of the use and the
rear parking .pad is planned for employee parking and the storage of seven (7) fleet vehicles on the site. The hours of
operation are between the hours of lam to 5pm which are typically office hours. The applicant's long term plan is to
lease out additional office space.
The UDC requires CUP approval to operate a dispatch center in the C-C zone and requires compliance with specific
use standards. The applicant generally complies with all of the specific use standards.
In addition, the staff has reviewed the site/landscape plan for compliance with the UDC. Staff recommends the
following changes to the submitted site/landscape plan:
1) closure of the southern driveway and cross access with the northern vacant property;
2) mitigation for the removal of the trees on the site;
3) installation of a bike rack; and
4) a site/landscape plan that depicts dimensioned parking stalls and drive aisles.
Comprehensive Plan DesignationlCompliance wlComp Plan? Old Town -Yes
Compliance with UDC? Yes, with conditions
Written Testimony: None received.
Staff Recommendation: Approval
Notes:
STAFF REPORT
Hearing Date: October 20, 2011 E IDIAN
TO: Planning & Zoning Commission ! D A H O
FROM: Bill Parsons, Associate City Planner
(208) 884-5533
SUBJECT: CUP-11-007 -Molly Maids Dispatch Center
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The Applicant, Enrique Camarillo, is requesting Conditional Use Permit (CUP) approval to operate a
dispatch center from an existing building in a C-C zoning district.
2. SUMMARY RECOMMENDATION
Staff recommends approval of the CUP application, based on the Findings of Fact listed in Exhibit C
and subject to the conditions listed in Exhibit B.
3. PROPOSED MOTIONS
Approval
After considering all Staff, Applicant, and public testimony, I move to approve File Number CUP-11-
007, as presented in the staff report for the hearing date of October 20, 2011, with the following
modifications to the conditions of approval: (add any proposed modifications).
Denial
After considering all Staff, Applicant, and public testimony, I move deny File Number CUP-11-007,
as presented during the hearing on October 20, 2011, for the following reasons: (you must state
specific reasons for denial and what the applicant could do to obtain your approval in the future).
Continuance
After considering all Staff, Applicant, and public testimony, I move to continue File Number CUP-
11-007 to the hearing date of (insert continued hearing date here) for the following reason(s): (you
should state specific reason(s) for continuance)
4. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The subject property is located at 1519 N. Main Street in the NW % of Section 07, Township 3
North, Range 1 East.
B. Owner(s):
Rae Anderson
9595 SW. Bayou Drive
McMinnville, OR 97128
C. Applicant:
Enrique Camarillo
207 S. Ruby Street
Boise, ID 83705
D. Applicant's Statement/Justification: Please see applicant's narrative for this information.
Molly Maids Dispatch Center CUP-11-007 Page 1
5. 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: October 3, and 17, 2011
c. Radius notices mailed to properties within 300 feet on: September 22, 2011
d. Applicant posted notice on site by: October 10, 2011
6. LAND USE
A. Existing Land Use(s) and Zoning: The site contains a 2,328 square foot building converted from
a single family residence to an office, zoned C-C.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Vacant commercial land, zoned C-C
2. East: Multi-tenant commercial buildings, zoned C-C
3. South: Residential Conversion, zoned C-C
4. West: Residential Conversion, zoned C-C
C. History of Previous Actions: NA
D. Utilities:
1. Public Works:
a. Location of sewer: NA
b. Location of water: NA
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 floodplain.
7. COMPREHENSIVE PLAN POLICIES AND GOALS
The Comprehensive Plan Future Land Use Map designates the subject property as "Old Town." Per
Chapter 3 of the Comprehensive Plan, the Old Town land use category "includes areas that are
designated to allow a mix of office, retail, lodging, entertainment and residential uses.
The subject property is currently zoned C-C and is surrounded by a mix of commercial uses. This
property is part of the Meridian Development Corporation's Destination Downtown plan which
encourages adaptive reuse of buildings and a mix of services within the downtown area. Although the
zoning does not comport with the Comprehensive Plan designation (CC vs. OT) the proposed use is
conditionally allowed in the C-C zone. For the reasons listed above with regard to the applicable
plans, staff believes the proposed use meets the intent of 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):
• Encourage compatible uses to minimize conflicts and maximize use of land. (Chapter 3, page )
Molly Maids Dispatch Center CUP-11-007 Page 2
Most of the surrounding uses in the area are converted residences or commercial uses. The
proposed use will have typical business hours of an office building and should have a minimal
impact on the surrounding properties.
• Permit new development only where urban services can be reasonably provided at the time of
final approval and development is contiguous to the City (Chapter 3, page 45).
The site is already connected to City services. The change of use will not impact the services
being provided to this site.
• Require all commercial and industrial businesses to install and maintain landscaping."
(Chapter 2, page 14)
The change in use of the property does not require the installation of additional landscaping.
However, the existing landscaping on the site must be maintained in accord with UDC 11-3B-
13.
• Encourage Infill Development. (Chapter 3, pg. 50)
The existing residence on the site appears to have been converted from a residence to an
office use according to the Ada County Assessor; however, the City has no record of such
conversion. The conversion of this building will clean-up this discrepancy regarding the use
on the property and create a small scale office/dispatch center as contemplated by the
Comprehensive Plan and the Destination Downtown Plan.
Staff believes that the proposed use is consistent with the applicable Comprehensive Plan goals and
objectives.
8. 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. UDC Table 11-2B-21ists dispatch centers as a "conditional use" in the C-C zoning district.
c. UDC 11-1A-1 defines "dispatch centers for mobile services" as contractors and other personal
and/or professional services that typically are invited to travel to the customer as part of the
service provided. Mobile services include, but are not limited to, taxis, landscape maintenance
contractors, carpet cleaners, maid service, and grocery and/or food service. This use excludes the
service and/or repair of fleet vehicles.
9. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation: Staff is supportive of the proposed CUP
request based on the following comments:
Conditional Use Permit (CUP): Conditional use permit approval is required to operate a
dispatch center in the C-C district, per table 11-2B-2 subject to specific use standards listed in
UDC 11-4-3-45.
The applicant proposes to operate a dispatch center (mobile maid service) from an existing 2,328
square foot building. The existing building will be used to conduct the business operations of the
use and the rear parking pad is planned for employee parking and the storage of seven (7) fleet
vehicles on the site. The hours of operation are between the hours of lam to Spm, Monday-Friday
Molly Maids Dispatch Center CUP-11-007 Page 3
which are typically office hours. The applicant's long term plan is to lease out additional office
space.
The following standards for the dispatch center the applicant must comply with are as follows:
A. No outdoor storage of material shall be allowed. All materials shall be stored indoors. No
materials are proposed to be stored outside. The applicant complies with this requirement.
B. Adequate off-street parking shall be provided for fleet vehicle storage.
1. Fleet vehicle storage shall only be on surfaces composed of one of the following
materials: concrete, asphalt, grasscrete, pavers, bricks, macadam or recycled asphalt.
The site currently has a large concrete pad behind the existing building. This area will
be used to for the fleet storage parking and is large enough to accommodate the
parking requirements for the seven (7) fleet vehicles.
2. Fleet vehicle storage shall not block sidewalks or parking areas and may not impede
vehicular or pedestrian traffic. The storage area will not block or impede vehicular or
pedestrian traffic.
3. Fleet vehicle storages shall be screened with a six foot (6') sight obscuring fence, or
fleet vehicle storage shall be designed as an offset parking area consistent with the
standards as set forth in sections 11-3C-5 and 11-3B-8 of this title. In speaking with the
applicant the parking area for the fleet vehicles will be along the southern property
boundary. The applicant has indicated that fencing will not be provided to screen the
vehicles. The preference is to move forward with designing the fleet parking consistent
with the UDC. With the submittal of the CZC, the applicant must revise the site
/landscape plan to include the required landscaping in accord with UDC 11-3B-8.
C. The site shall not be used as a "contractor's yard" as herein defined.
D. The site shall not be used as a "vehicle wrecking yard" as herein defined.
E. The site shall not be used as a "terminal, freight or truck" as herein defined.
Site/Landscape Plan: The applicant has submitted a combined site/landscape plan for review.
Staff is recommending the following changes to the site/landscape plan:
1) On the submitted plan there are two driveways to Main Street. One driveway provides
access to the fleet storage and employee parking in the rear of the property and the other is the
driveway that provides access to the garage on the site. The UDC requires access points be
combined/limited when intensity of use increases on the property. In this case, the property is
being converted to a dispatch center. Staff believes the applicant should grant cross access to
the vacant northern property to limit access points to Main Street in the future. Staff is unsure
how the adjacent property may develop so a specific location for shared access has not been
identified. More than likely it will occur towards the entrance off of Main Street.
Further, the southern driveway is not able to facilitate safe movement of traffic to and from the
driveway. Staff has concerns with cars backing out onto Main Street given the construction
activity that will be occurring in the area with the widening of the Meridian Road and Cherry
Lane intersection. Staff recommends the applicant install bollards at the entrance of the
driveway and sign no parking or install similar wrought iron fencing to restrict the use of the
driveway.
With the submittal of the CZC, a recorded cross access agreement shall be provided granting
future access to northern property (parcel #R6129020670).
Molly Maids Dispatch Center CUP-11-007 Page 4
2) The applicant is also in the process of cleaning up the property. Several of the trees on the
site are dying. The applicant has coordinated with the City Arborist for the mitigation of the
trees. With the submittal of the CZC the mitigation and protection plan for the existing trees
shall be included on the submitted plans. Mitigation for tree removal shall be in accord with
UDC 11-3B-10.
3) The submitted site plan depicts 26 parking stalls however none of them are dimensioned.
The UDC requires parking stalls to be dimensioned 9' X 19' and two way drive aisles must be
25 feet wide. The site /landscape plan should be revised to include dimensioned parking stalls
and drive aisles with the CZC submittal.
4) The UDC requires a bike rack to be installed on the site. The numbers of bike spaces are
predicated on the amount of required vehicle parking for the site. The site is developed with a
2,328 square foot building. The UDC requires 1 parking space per 500 gross floor area; thus
the calculated required vehicle parking for the site is five (5) parking stalls. Based on this
calculation, one bike space needs to be provided on the site. The applicant must install a bike
rack on the site in accord with UDC 11-3C-SC and UDC 11-3C-6G.
10. EXHIBITS
A. Exhibits
1. Vicinity/Zoning Map
2. Proposed Site/Landscape Plan
3. Photo of Existing Building
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
C. Required Conditional Use Permit Findings
Molly Maids Dispatch Center CUP-11-007 Page 5
A. Drawings
1. Vicinity/Zoning Map
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Exhibit A
2. Proposed Site/Landscape Plan
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Exhibit A _ 2 _
3. Existing Building
Exhibit A _ 3 _
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 The applicant shall submit a Certificate of Zoning Compliance (CZC) application for the change
in use to the dispatch center, prior to commencing the new use. The site/landscape plan dated 09-
23-2011 shall be revised as follows:
• The applicant must install a bike rack on the site in accord with UDC 11-3C-SC and UDC 11-
3C-6G.
• With the submittal of the CZC, a recorded cross access agreement shall be provided granting
access to parcel #86129020670.
• The applicant shall install bollards near the entrance of the southern driveway and post a "NO
PARKING" sign or install a similar type wrought iron fence to restrict the use of the
driveway.
• With the submittal of the CZC, the site /landscape plan shall be revised to include
dimensioned parking stalls and drive aisles in accord with Table 11-3C-5.
• With the submittal of the CZC a mitigation and protection plan for the existing trees shall be
included on with the submitted plans. Further, mitigation for the tree removal shall be in
accord with UDC 11-3B-10.
• The parking area for the fleet vehicle parking area shall be designed in accord with UDC 11-
3B-5 and UDC 11-3B-8.
1.2 The applicant shall comply with the specific use standards in accord UDC 11-4-3-45 for the
dispatch center.
1.3 The Applicant shall have two (2) years to commence the use. If the business has not begun within
two (2) years of approval, a new conditional use permit must be obtained prior to operation of
apply for a time extension in accord with UDC 11-SB-6F.
2. PUBLIC WORKS DEPARTMENT
2.1 The Public Works Department has no concerns with this application.
3. FIRE DEPARTMENT
3.1 The proposed project has no Fire Department concerns.
4. POLICE DEPARTMENT
4.1 The Police Department has no concerns with this application.
5. PARKS DEPARTMENT
5.1 The Parks Department has no concerns with this application.
6. SANITARY SERVICES COMPANY
6.1 SSC has no comments related to this application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 ACRD has no site specific conditions related to this application. All other standards conditions of
approval apply.
Exhibit B - 1 -
C. Required Conditional Use Permit Findings from UDC 11-SB-6E
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 site is large enough to accommodate the proposed use and comply with the
dimensional and development regulations of the C-C zoning district.
2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in
accord with the requirements of this Title.
The Comprehensive Plan Future Land Use Map designation for this property is Old Town. Staff
finds the proposed dispatch center in the C-C zoning district complies with the Old Town
designation applicable goals and objectives and the requirements of the UDC.
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 fmds that, if the Applicant complies with the conditions outlined in this report, the proposed
use of the property should be compatible with other uses in the general area and with the existing
and intended character of the area. Further, Staff believes that the proposed use will not adversely
change the essential 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 the subject property is currently served by public facilities such as streets, police,
and fire protection. Staff finds that the proposed use will continue to be served adequately by
those facilities and services previously mentioned.
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.
Staff fmds the proposed use of the property should not create excessive additional costs for public
facilities and services. Staff finds that the proposed use will not be detrimental to the
community's economic welfare.
Exhibit C - 1 -
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 does not believe that the proposed use will involve activities or processes, materials,
equipment and conditions of operation that will be detrimental to any persons, property or the
general welfare by reasons of excessive production of smoke, fumes, glare, or odors.
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 of the property as a fitness facility will not result in the destruction, loss or damage
of any natural, scenic, or historic feature of major importance.
Exhibit C - 2 -