Staff ReportItem #4C: MDC Parking Facility (CUP-11.008)
Application(s):
- Conditional use permit for a surface parking facility in the 0-T zoning district
Size of property, existing zoning, and location: This site consists of 0.54 of an acre, is currently zoned 0-T, and
is located at 226 E. Broadway Avenue on the NWC of E. Broadway & N. East 3~ Street.
Adjacent Land Use & Zoning:
North: City of Meridian Recreation Center & Centennial Park; zoned 0-T
East: Single Family Residences; zoned R-15
South: Vacant Idaho Truss site; zoned 0-T
West: Vacant commercial buildings; zoned 0-T
History: In 2008 this property received CZC approval for the HUB mixed-use building & CUP approval for the
associated public parking facility. Both of these approvals expired because the use and construction was not
commenced within the time period allowed.
In 2010, the site received CZC & design review approval fora 16,000 square foot professional office building and
associated site improvements that are currently under construction. City Council approved a short plat application on
November 15th of this year to plat the building into four condo units in order to convey ownership to COMPASS &
VRT & retain ownership of the land to provide public parking for downtown.
Summary of Request: The proposed parking facility will serve as the required parking for the building as well as
provide additional public parking in downtown. The use standards for the 0-T zoning district identify parking facilities
as a Conditional Use if they are intended to serve more that just the required parking for a specific use. Staff has
conditioned the applicant to provide a recorded copy of the shared parking agreement to ensure adequate employee
parking is provided.
The proposed parking lot consists of 56 parking stalls; the minimum stalls required by the UDC are 33. The applicant
has verified that 33 stalls will be dedicated to COMPASS/VRT to use during business hours & the remaining 23 stalls
will be available for public parking during the day with all 56 stalls being available in the evening.
Comprehensive Plan Designation/Compliance w/Comp Plan? Old Town -Yes
Compliance with UDC? Yes
Written Testimony: Ashley Ford, MDC Project Manager (response in agreement with the staff report)
Staff Recommendation: Approval
Notes:
STAFF REPORT ,~.
Hearing Date: November 17, 2011 ~ IDIAN%~~"'
TO: Planning & Zoning Commission I D A H O
FROM: Bill Parsons, Associate City Planner
(208) 884-5533
SUBJECT: CUP-11-008 -MDC Parking Facility
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The Applicant, Meridian Development Corporation, is requesting Conditional Use Permit (CUP)
approval for a surface parking facility in the O-T zoning district in accord with UDC Table 11-2D-2.
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-
008, as presented in the staff report for the hearing date of November 17, 2011, with the following
modifications to the conditions of approval: (add any proposed modifications). Staff has prepared the
appropriate Findings document for Commission approval on the November 17, 2011 hearing.
Denial
After considering all Staff, Applicant, and public testimony, I move deny File Number CUP-11-008,
as presented during the hearing on November 17, 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-
11-008 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 on the north side of E. Broadway Avenue between N. East 2aa
Street and N. East 3`a Street in the SW % of Section 7, Township 3 North, Range 1 East.
B. Applicant/Owner(s):
Meridian Development Corporation
33 E. Idaho Street
Meridian, ID 83642
C. Applicant's Statement/Justification: Please see applicant's narrative for this information.
5. PROCESS FACTS
MDC Parking Facility CUP-11-008 Page 1
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 31, and November 14, 2011
c. Radius notices mailed to properties within 300 feet on: October 26, 2011
d. Applicant posted notice on site by: November 4, 2011
6. LAND USE
A. Existing Land Use(s) and Zoning: The site is currently being developed with a 16,000 square
professional office building and a 56 stall parking lot, zoned O-T.
B. Character of Surrounding Area and Adjacent Land Use and Zoning: The area is in transition with
several vacant properties in need of redevelopment.
1. North: City of Meridian Recreation Center and Centennial Park; zoned O-T
2. East: Single Family Residences; zoned R-15
3. South: Vacant Idaho Truss site; zoned O-T
4. West: Vacant commercial buildings; zoned O-T
C. History of Previous Actions: In 2008 this property was approved for the HUB mixed-use
building (CZC-08-069) and the associated parking area received CUP (CUP-08-020) approval for
a public parking facility. This project is no longer valid because both approvals have expired.
In 2010, the site received certificate of zoning compliance (CZC-10-065) and administrative
design review (DES-11-045) approval fora 16,000 square foot professional office building and
the associated site improvements (parking lot, landscaping and streetscape). The applicant is also
proposing to short plat (SHP-11-001) the building into four condo units and retain ownership of
the land to provide public parking for downtown. The condo plat is scheduled for the November
15, 2011 City Council hearing.
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: The Hunter Lateral is tiled and bisects the proposed parking
facility.
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, residential and public uses. The
proposed parking facility is proposed to be a public use in the Old Town district.
MDC Parking Facility CUP-11-008 Page 2
One of the focus areas for the Meridian Development Corporation (MDC), the City's Urban Renewal
Agency, is to provide public parking in Downtown Meridian. The intent of the proposed parking
facility is to 1) provide the required parking for the professional office building currently under
construction and 2) expand the public parking in the downtown area to support downtown businesses
and community activities.
One of the goals for the Plan is to create a vibrant Downtown. Over the last couple of years several
new public parking facilities have been established in downtown (new City Hall and old City Hall
parking facilities) to accommodate the increase in community events. With the addition of the
Farmers Market and Concerts on Broadway, there is a need for additional parking facilities. Because
the proposed use is slated for multiple purposes (employee parking and public parking), Staff finds
the proposed use meets the intent of the Comprehensive Plan.
8. UNIFIED DEVELOPMENT CODE
a. Purpose Statement of Zone: The purpose of the Old Town district is to accommodate and
encourage further intensification of the historical city center in accord with the Meridian
Comprehensive Plan. The intent of the O-T District is to delineate a centralized activity center
and to encourage its renewal, revitalization and growth as the public, quasi-public, cultural,
financial and recreational center of the City. Public and quasi-public uses integrated with general
business, and medium-high to high-density residential is encouraged to provide the appropriate
mix and intensity of activities necessary to establish a truly urban city center.
b. UDC Table 11-2D-21ists parking facilities as a "conditional use" use in the O-T zoning district.
9. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
Conditional Use Permit (CUP): The applicant requests conditional use approval of a parking
facility in an O-T zoning district. As noted above, the Commission approved a conditional use
permit for a parking facility on this property in 2008 but the use was never established. Thus, the
CUP expired.
Currently, a 16,000 square foot office building and associated site improvements are under
construction. During the Planning Department review (CZC and DE,S), the parking lot was found
to conform to the parking requirements outlined in the UDC. In addition, the associated
landscaping and streetscape improvements comport to City code and the Meridian Streetscape
Standards (see Exhibit A.2).
The applicant plans to condo the office building to convey ownership to Compass and VRT. The
proposed parking facility will remain under the ownership of MDC. The facility will serve as the
required employee parking for the condominiums and also provide additional public parking in
downtown.
The parking lot is approved with 56 parking stalls. The minimum stalls required by the UDC are
33. The applicant has verified that 33 stalls will be dedicated to CompassNRT to use during
business hours and the remaining 23 stalls will be available for public parking during the day with
a1156 stalls being available in the evening. Staff has conditioned the applicant to provide a
recorded copy of the shared parking agreement to ensure adequate employee parking is being
provided.
Since, the parking is already approved and under construction, Staff is not requiring the applicant
modify the CZC to commence the parking facility use. Occupancy of the building is predicated
on the completion of the parking facility and related site improvements. The approved CUP
Findings and issuance of the certificate of occupancy will serve as the approval of the parking
facility and commencement of the use.
MDC Parking Facility CUP-11-008 Page 3
10. EXHIBITS
A. Exhibits
1. Vicinity/Zoning Map
2. Approved Site Plan and Landscape Plan
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
MDC Parking Facility CUP-11-008 Page 4
A. Drawings
1. Vicinity/Zoning Map
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Exhibit A
2. Approved Site Plan and Landscape Plan
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Exhibit A - 2 -
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 The applicant is to meet all terms of the approved certificate of zoning compliance (CZC-10-065)
and administrative design review (DES-10-045) for this development.
1.2 The applicant shall provide a recorded copy of the shared parking agreement to the Planning
Department prior to obtaining certificate of occupancy for the office building.
1.3 Prior to issuance of the certificate of occupancy (CO) for the building, the applicant shall
complete the required improvements for the parking facility. The CO shall serve as evidence that
the use has commenced.
2. PUBLIC WORKS DEPARTMENT
2.1 The Public Works Department 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 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 O-T zoning district as indicated with the
approval of CZC-10-065.
2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in
accord with the requirements of the UDC.
The Comprehensive Plan Future Land Use Map designation for this property is O-T. Staff finds
the proposed parking facility complies with the O-T 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 finds 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 parking facility will not result in the destruction, loss or damage
of any natural, scenic, or historic feature of major importance.
Exhibit C - 2 -