Staff ReportItem #4E: Slanted Rock (CUP-12.004)
Application(s):
- Conditional Use Permit
Size of property, existing zoning, and location: This site consists of a total of 1.25+/-acres of land currently
zoned C-G, and is located at 2374 E. Cinema Drive.
Adjacent Land Use & Zoning: This area is predominantly developed with commercial uses (movie Theatre,
motorcycle dealership, animal clinic and various multi-tenant commercial buildings), zoned C-G.
Summary of Request: The subject site is developed with a 14,274 square foot multi-tenant commercial building and
complies with the requirements of the UDC (parking and landscaping).
The proposed drinking establishment (brewery) will be located in the two southern tenant spaces in the building
which total 3,557 square feet. The primary activity (brewing and storage) will occur in a 2,157 square foot area. A
small ancillary tasting room (1,000 square feet) is proposed to allow the customers the opportunity to sample and
purchase beverages brewed on site by the glass. Approximately 400 square feet will be used for offices.
A brewery is defined as a drinking establishment in the Unified Development Code (UDC). The primary focus of the
business will be on beer manufacturing and distribution. Per the UDC (Table 11-2B-2), the proposed use (brewery)
requires a conditional use permit, subject to the specific use standards outlined in UDC 11-4-3-10. The applicant is
conditioned to comply with the specific use standards.
Because the site and surrounding properties are primarily developed with commercial uses consistent with the
comprehensive plan, the primary emphasis of the use is on manufacturing and distribution and the developed site
meets the requirements of the UDC; staff recommends approval of the subject application.
Comprehensive Plan Designation/Compliance wlComp Plan? Commercial/Yes
Compliance with the UDC: Yes, with conditions.
Written Testimony: Alesa Lonseth is in agreement w/staff report and has addressed the Fire Department's concern
with the exiting requirements of the building.
Staff Recommendation: Approval w/conditions
Notes:
STAFF REPORT
Hearing Date: June 7, 2012 E IDIAN~
TO: Planning & Zoning Commission I Ct A H O
FROM: Bill Parsons, Associate City Planner
(208) 884-5533
SUBJECT: CUP-12-004 -Slanted Rock Brewery
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The Applicant, Alesa Lonseth, is requesting Conditional Use Permit (CUP) approval for the operation
of a drinking establishment (brewery) in an existing building in a C-G zoning district.
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.
III. PROPOSED MOTIONS
Approval
After considering all Staff, Applicant, and public testimony, I move to approve File Number CUP-12-
004, as presented in the staff report for the hearing date of June 7, 2012 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-12-004,
as presented during the hearing on June 7, 2012, 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-
12-004 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 site is located at 2374 E. Cinema Drive (R1814730160).
Section 17, T3N, R1E
b. Owner:
Thomas Motors, Inc.
2310 E. Cinema drive
Meridian, ID 83642
c. Alesa Lonseth, Slanted Rock Brewery Company
Phone: (208) 891-8054
Slanted Rock Brewery -CUP-12-004 Page /
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 & Zoning Commission on this matter, consistent with Meridian City Code Title 11,
Chapter 5.
b. Newspaper notifications published on: May 14, and 28, 2012
c. Radius notices mailed to properties within 300 feet on: May 25, 2012
d. Applicant posted notice on site by: May 29, 2012
VI. LAND USE
a. Existing Land Use(s): The site is currently developed with amulti-tenant commercial building.
The proposed drinking establishment will locate in two tenant spaces at the south end of the
building.
b. Character of Surrounding Area and Adjacent Land Use and Zoning: This area is predominantly
developed with commercial uses (movie theatre, motorcycle dealership, animal clinic and
various multi-tenant commercial buildings), zoned C-G.
c. History of Previous Actions:
In 2007, a certificate of zoning compliance (CZC-07-139) was issued that approved the
development of the site with the commercial building. The site meets the current requirements of
the Unified Development Code (UDC).
d. Utilities:
1. Public Works:
a. Location of sewer: No utilities required, currently served.
b. Location of water: No utilities required, currently served.
c. Issues or concerns: None
e. Physical Features:
1. Canals/Ditches Irrigation: No major facilities.
2. Hazards: Staff is not aware of any hazards that exist on this property.
Flood Plain: This property is not within a floodplain.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject property is designated "Commercial" on the Comprehensive Plan Future Land Use Map.
Per the Comprehensive Plan, the Commercial designation will provide a full range of commercial and
retail to serve area residents and visitors. Uses may include retail, wholesale, service and office uses,
multi-family residential, as well as appropriate public uses such as government offices. Within this
land use category, specific zones may be created to focus commercial activities unique to their
locations.
The site is currently developed with amulti-tenant commercial building that operates with a mix
commercial uses. Although the brewery is defined as a drinking establishment in the Unified
Development Code (UDC), the primary focus of the business will be on beer manufacturing and
distribution. An ancillary tasting room is proposed for sampling the products. Because of the light
Slanted Rock Brewery -CUP-12-004 Page 2
industrial nature of the business, staff believes the operational characteristics (hours of operation and
traffic generation), of the proposed use will differ from the other commercial activities occurring in
the area and should not conflict with adjacent uses. Thus, staff is of the opinion the proposed use
meets the purpose statement of the commercial designation of the comprehensive plan.
VIII. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
As mentioned earlier, the subject site is developed with a 14,274 square foot multi-tenant
commercial building and complies with the requirements of the UDC (parking and landscaping).
With the exception of the change of use, no other changes are proposed with this application.
The proposed drinking establishment (brewery) will be located in the two southern tenant spaces
which total 3,557 square feet. Most of the activity (brewing and storage) will occur in a 2,157
square foot area. A small ancillary tasting room (1,000 square feet) is proposed to allow the
customers the opportunity to purchase beverages brewed on site by the glass. Approximately 400
square feet will be used for offices.
Conditional Use Permit (CUP): Per the UDC (Table 11-2B-2), the proposed use (brewery)
requires a conditional use permit, subject to the specific use standards outlined in UDC 11-4-3-
10.
The Specific Use Standards the applicant must comply with are:
A. The facility shall comply with all Idaho Code regulations regarding the sale,
manufacturing, or distribution of alcoholic beverages. The applicant should comply
with this standard. Additionally, the applicant must obtain approval from the State,
'County and City prior to commencing the use.
B. The drinking establishment shall not be located within three hundred feet (300') of a
property used for a church or education service. Nor shall the drinking establishment
be located within one thousand feet (1,000') of an adult entertainment establishment.
The proposed brewery is not 300 feet Staff is unaware of any church or education
service within 300' of this property, or adult entertainment establishment within
1, 000' of this property. Thus, the proposed use complies with this requirement of the
UDC.
C. For properties abutting a residential district, no outside activity or event shall be
allowed on the site, except in accord with Chapter 3 Article E TEMPORARY USE
REQUIREMENTS of this Title. This property is not adjacent to a residential district.
Because the site and surrounding properties are primarily developed with commercial uses, the
primary emphasis of the use is on manufacturing and distribution and the developed site meets
the requirements of the UDC; staff recommends approval of the subject application.
IX. EXHIBITS
A. Exhibits
1. Vicinity/Aerial Map
2. Approved Site Plan
3. Proposed Tenant Space and Floor Plan
B. Conditions of Approval
1. Planning Department
Slanted Rock Brewery -CUP-12-004 Page 3
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
C. Required Findings from Unified Development Code
Slanted Rock Brewery -CUP-12-004 Page 4
A. Drawings
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3. Proposed Tenant Space and Floor Plan
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B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 The submitted site plan, landscape plan and building elevations were approved by the Planning
Department with CZC-07-139.Other than the change of use, no other site, landscape or building
modifications are approved with the subject application.
1.2 The applicant shall submit a Certificate of Zoning Compliance Verification (CZCV) application
for the change in use of the tenant space from retail to a drinking establishment, prior to
commencing the new use.
1.3 The applicant shall secure all State, County and City approvals for the sale of alcohol.
1.4 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 business has not begun within two (2)
years of approval, a new conditional use permit must be obtained prior to operation.
1.5 Staffs failure to cite specific ordinance provisions or terms of the approved certificate of zoning
compliance (CZC-07-139) does not relieve the applicant of responsibility for compliance.
1.6 The applicant must comply with the specific use standards set forth in UDC 11-4-3-10.
2. PUBLIC WORKS DEPARTMENT
2.1 Public Works has no concerns with this application.
3. FIRE DEPARTMENT
3.1 Please contact the Fire Code Plan Reviewer at 887-2211 to work out specific issues associated with
this project as soon as possible.
4. POLICE DEPARTMENT
4.1 The Police Department has no comments related to this application.
5. PARKS DEPARTMENT
5.1 The Parks Department has no comments related to this application.
6. REPUBLIC SERVICES
6.1 The SSC has no comments related to this application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 AC>=ID has no site specific conditions related to this application. All other standards conditions of
approval apply.
Exhibit B - 1 -
C. Required Findings from the Unified Development Code
The Commission shall base its determination on the Conditional Use Permit request upon the
following:
1. Conditional Use Permit (iJDC 11-SB-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
dimensional and development regulations of the C-G district as evident with the development
of the site (see Analysis Section VIII and 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 generally consistent with the Comprehensive Plan future
land use map designation of Commercial for this site and complies with the specific use
standards for a drinking establishment in the UDC.
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 vicinity and with the
existing 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
proposed use will not adversely affect other properties in the area. The Commission should
rely upon any public testimony provided to determine if the development will adversely
affect other properties in the vicinity.
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 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 the proposed use.
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.
Exhibit C - 1 -
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 involve any of the above listed activities or processes
that would be detrimental to persons, property, or the general welfare.
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 the proposed use will not result in the destruction, loss or damage of any natural,
scenic or historic feature.
Exhibit C - 2 -