Staff ReportChanges to Agenda:
Item #4A: Bellabrook Villas (PP-13.002) -The applicant has requested continuance to the March 21, 2013 P/Z
hearing.
Items #46, C & D: Woodburn West Subdivision (CPAM-12-007, AZ-13.003 and PP-13-004) -The applicant has
requested continuance to the March 21, 2013 P/Z hearing.
Item #4E: Treasure Valley Pediatrics (CUP-13-001)
Application(s):
- Conditional Use Permit
Size of property, existing zoning, and location: This site consists of approximately 1.24 acres, is currently zoned
L-0, and is located at 1620 S. Celebration Avenue.
Adjacent Land Use & Zoning:
History: In 2002, a conditional use permit (CUP-02-034) and a certificate of zoning compliance (CZC-02-067) were
approved to allow the construction of an 8,200 square foot medical office building.
Summary of Request: The applicant requests CUP approval to construct a 2,265 square foot addition to the existing
8,200 square foot medical office building. The recorded development agreement requires CUP approval for any site
improvements or construction on the site. The existing medical office use is a principally permitted use in the L-0
zone and the establish use on the property is not changing.
All site improvements (landscaping and parking area) were installed during the first phase of construction for the
medical office. The applicant is not proposing any modifications to the existing parking area. Currently, the site is
developed with forty-seven (47) parking stalls. The site exceeds the minimum parking stalls required by ordinance
(21 stalls).
This next phase of construction should have minimal disruption to the site and landscape improvements. The only
modification to the landscaping will be the removal of sod along the north side of the building. All other landscaping
on the site must remain protected during construction.
The applicant has submitted a color rendering of the proposed building addition. The proposed addition incorporates
the same building materials (stucco, architectural shingles and decorative corbels) as the existing building. Staff
believes the proposed addition contributes to the cohesive design of the building.
Staff recommends approval of the proposed CUP with the conditions listed in Exhibit B.
Comprehensive Plan FLUM Designation: Commercial. The existing zoning and medical office use is consistent
with the FLUM designation.
Compliance with the UDC: Yes w/ conditions
Written Testimony: Applicant has no objections with the conditions of approval.
Staff Recommendation: Approval w/conditions
Notes:
STAFF REPORT
Hearing Date:
TO:
FROM:
SUBJECT:
March 7, 2013
Planning and Zoning Commission
Bill Parsons, Associate City Planner
208-884-5533
E IDIAN~--
IDAH4
CUP-13-001 -Treasure Valley Pediatrics
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Treasure Valley Pediatrics, has applied for a conditional use permit (CUP) to construct
2,265 square foot addition to the existing 8,200 square foot office building. The existing health and
social services use is principally permitted in the L-O zone, however the recorded development
requires all new construction obtain approval of a conditional use permit. See Section IXAnalysis for
more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed conditional use permit application 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 approve File Number CUP-13-
001 as presented in the staff report for the hearing date of March 7, 2013, with the following
modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number CUP-13-001
as presented during the hearing on March 7, 2013, for the following reasons: (You should state
specific reasons for denial.)
Continuance
I move to continue File Number CUP-13-001 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 (Parcel #R3022100010):
The subject property is located at 1620 S. Celebration Avenue in the NW '/4 of Section 20,
Township 3 North, Range 1 East.
B. Owner(s):
Millennium Pediatric Associates, LLC
100 E. Idaho Street, Suite #401
Boise, ID 83712
C. Applicant:
Treasure Valley Pediatrics
Treasure Valley Pediatrics CUP-13-001 PAGE 1
1620 S. Celebration Way
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. 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: February 18, and March 3, 2013
C. Radius notices mailed to properties within 300 feet on: February 14, 2013
D. Applicant posted notice on site by: February 22, 2013
VI. LAND USE
A. Existing Land Use(s) and Zoning: The subject property is developed with an 8,200 square foot
office building. The property is zoned L-O.
B. Character of Surrounding Area and Adjacent Land Use and Zoning: This site is surrounded by
developed and undeveloped commercial properties, zoned L-O and C-G.
C. History of Previous Actions:
In 2000, the property was rezoned (RZ-00-003) and platted (PP-00-006 and FP-00-019) as Lot 1,
Block 2 of Resolution Business Park Subdivision. A development agreement was required with
the rezone approval (Instrument #100056508). The recorded development agreement requires all
new construction obtain conditional use permit approval.
In 2002, a conditional use permit (CUP-02-034) and a certificate of zoning compliance (CZC-02-
067) were approved to allow the construction of an 8,200 square foot medical office building.
In 2003, the property was further subdivided as the Gala Subdivision (PFP-03-001). The plat
consists of two (2) commercial lots on approximately 2.46 acres of land.
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: NA
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject property is currently designated "Commercial" on the Comprehensive Plan Future Land
Use Map. Per the Comprehensive Plan, commercial designated areas 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
Treasure Valley Pediatrics CUP-13-001 PAGE 2
offices. Within this land use category, specific zones may be created to focus commercial activities
unique to their locations. These zones may include neighborhood commercial uses focusing on
specialized service for residential areas adjacent to that zone.
The subject property is currently developed with medical office which is an acceptable use in the
commercial designation. Since the use of the facility is not changing with the expansion of the
building and the surrounding area is developed with a mix of commercial uses, Staff is of the opinion
the property is developed in a fashion consistent with 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):
• Require all commercial and industrial businesses to install and maintain landscaping (Chapter
2, pg. 13).
Currently the site is developed with the required landscaping. With the construction of the
addition, the only changes to the landscaping will be the removal of sod along the north side
of the site. The required 35 foot landscape buffer adjacent to Overland Road should not be
disturbed. All landscaping near the construction zone must remain protected during
construction on the site.
• Implement design criteria to set quality standards City-wide (Chapter 2, pg. 13).
The applicant is proposing to construct a 2,265 square foot building addition. At the time this
project was approved the City did not have well defined design review standards therefore,
the recorded development agreement required detailed CUP approval for any construction or
improvements on the property.
Since the adoption of the Meridian Design Manual, the UDC requires administrative design
review approval for the proposed building addition. The design manual requires
nonresidential buildings to be constructed of high quality materials. Currently the existing
building is constructed of stucco and has design features such as decorative corbels, wrapped
eaves and a stone wainscot.
The proposed building addition emulates the design of the existing building and incorporates
the same design features. Staff is supportive of the proposed building addition design as
proposed.
• Ensure that high-quality emergency care, primary, outpatient, home, and long-term care and
other types of health care are provided in the community (Chapter 2, pg. 15).
This area of Meridian is developed with a mix of medical off ce, restaurants and retail uses.
The expansion of this facility indicates there is additional need for this service in Meridian.
For the above-stated reasons, staff is of the opinion the proposed use is consistent with the applicable
comprehensive plan policies and is appropriate in this location.
VIII. 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. Schedule of Use: Unified Development Code (UDC) 11-2B-21ists the permitted,
accessory, conditional, and prohibited uses in the L-O zoning district.
Treasure Valley Pediatrics CUP-13-001 PAGE 3
C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2B-3 for the L-O
zoning district apply to development of this site.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
The applicant requests conditional use permit (CUP) approval to construct a 2,265 square foot
addition to the existing 8,200 square foot medical office building. The recorded development
agreement for the site requires CUP approval for any site improvements or construction on the
site. It is important to note that the existing medical office use is a principally permitted use in the
L-O zone and the establish use on the property is not changing.
All site improvements (landscaping and parking area) were installed during the first phase of
construction for the medical office. This next phase of construction should have minimal
disruption to the site and landscape improvements. The only modification to the landscaping will
be the removal of sod along the north side of the building. All other landscaping on the site must
remain protected during construction.
The applicant is not proposing any modifications to the existing parking area. Currently, the site
is developed with forty-seven (47) parking stalls. The UDC requires one parking stall per 500
square feet of gross floor area. The combined square footage of the existing building and the
proposed addition is approximately 10,485 square feet. Based on the combined square footages,
only 21 stalls are required by ordinance. Because the site exceeds the minimum parking stalls
required by ordinance, staff is of the opinion the site is adequately parked.
The applicant has submitted a color rendering of the proposed building addition. The proposed
addition incorporates the same building materials (stucco, architectural shingles and decorative
corbels) as the existing building. Staff believes the proposed addition contributes to the cohesive
design of the building. Therefore staff is supportive of the elevations as proposed.
Prior to the construction of the addition, the applicant is required to obtain approval of a
certificate of zoning compliance and administrative design review applications.
Staff recommends approval of the proposed CUP with the conditions listed in Exhibit B.
X. EXHIBITS
A. Drawings
1. Vicinity Map
2. Site Plan
3. Landscape Plan
4. Proposed Building Elevations
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Sanitary Service Company
6. Ada County Highway District
7. Parks Department
C. Required Findings from Unified Development Code
Treasure Valley Pediatrics CUP-13-001 PAGE 4
Exhibit A.l : Vicinity Map
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Treas~ire Valley Pediatrics CUP-13-001 PAGE 8
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 The applicant shall comply with all previous conditions of approval associated with this site
(CUP-02-034, CZC-02-067, PFP-03-001 and DA #100056508).
1.2 Prior to the issuance of a building permit for the addition, the applicant is required to obtain
approval of a certificate of zoning compliance and administrative design review applications.
1.3 The applicant shall have a maximum of two (2) years to commence the construction of the
addition as permitted in accord with the conditions of approval listed herein. 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-SB-6F.
1.4 Staff's failure to cite specific ordinance provisions or terms of previous approvals does not relieve
the applicant of responsibility for compliance.
1.5 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.
1.6 Applicant shall be required to install street lighting per the City of Meridian Department of Public
Works, Improvement Standards for Street Lighting. All streetlights shall be installed at
applicant/owner's expense. Final design shall be submitted to the Public Works Department for
approval. The street light contractor shall obtain the approved design on file and an electrical
permit from the Public Works Department prior to commencing installations. The contractor's
work and materials shall conform to the ISPWC and the City of Meridian Supplemental
Specifications to the ISPWC.
1.7 The building addition constructed on this site shall substantially comply with the renderings
submitted to the City with the CUP application.
1.8 All landscaping near the construction zone must remain protected during construction on the site.
Protect any existing trees on the subject property that are greater than four-inch caliper and/or
mitigate for the loss of such trees as set forth in UDC 11-3B-10.
2. PUBLIC WORKS DEPARTMENT
2.1 Public Works 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. REPUBLIC SERVICES
5.1 Republic Services has no concerns with this application.
6. PARKS DEPARTMENT
6.1 The Parks Department has no concerns with this application.
Treasure Valley Pediatrics CUP-13-001 PAGE 9
C. Required Findings from Unified Development Code
1. Conditional Use Permit (UDC 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 addition
which complies with the dimensional and development regulations of the L-O district (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 existing use and the expansion of the building are consistent and
harmonious with the UDC and Comprehensive Plan Future Land Use Map designation of
Commercial for this site.
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 building expansion should be compatible with other uses in the general
neighborhood and with the existing and intended 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 building expansion 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. Services will not change with the expansion of the site.
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 development.
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.
Treasure Valley Pediatrics CUP-13-001 PAGE 10
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 expansion of the building 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 existing use. Further, staff finds that the proposed building expansion will not result
in the destruction, loss or damage of any natural, scenic or historic feature of major
importance.
Treasure Valley Pediatrics CUP-13-001 PAGE 11