Staff ReportItem #4H: Polaris Pre -School (CUP -14-010)
Application(s):
➢ Conditional Use Permit
Size of property, existing zoning, and location: This site is currently zoned C -G and is located at 950 E. Fairview Avenue,
approximately 1/3 of a mile west of N. Locust Grove Road.
Adjacent Land Use & Zoning: There are residential properties to the north and east of the subject property, zoned R-8; and
commercial uses to the south and west, zoned C -G.
History: see staff report (pg. 2)
Comprehensive Plan FLUM Designation: MU -C (Mixed Use - Community)
Summary of Request: The applicant has applied for a CUP for a pre-school center (classified as a daycare center) for up to 140
children at any one time in a C -G zoning district. The proposed hours of operation are from 6:30 am to 6:30 pm Monday thru Friday.
Daycare centers are subject to the specific use standards listed in UDC 11-4-3-9.
A site plan was submitted that shows the proposed structure and associated parking as well as parking and another pad site yet to
develop to the south.
Driveway access to the site exists via E. Fairview Avenue, N. Lakes Avenue and E. Carol Street. No new accesses are proposed.
Building elevations have been submitted for the proposed structure; building materials are proposed to consist of fibered cement
plaster with stucco and asphalt shingles. Design of the structure is required to comply with the design standards in the UDC & the
guidelines in the Design Manual.
Written Testimony: None
Staff Recommendation: Approval
Notes:
STAFF REPORT
Hearing Date:
TO:
FROM:
SUBJECT:
July 17, 2014
Planning & Zoning Commission
Sonya Watters, Associate City Planner
208-884-5533
CUP -14-010 — Polaris Pre -School at Fairview Lakes
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
E IDIAN*--
IDAHO
The applicant, Fairview Lakes, LLC, has applied for a conditional use permit (CUP) for a
daycare/pre-school center for up to 140 children at any one time in a C -G zoning district. See Section
IXAnalysis for more information.
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 of the Staff Report.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number CUP -14-
010 as presented in the staff report for the hearing date of July 17, 2014, with the following
modifications: (Add any proposed modifications.) I further recommend Staff to prepare Findings of
Fact and Conclusions of Law & Order for the hearing date of August 7, 2014.
Denial
After considering all staff, applicant and public testimony, I move to deny File Number CUP -14-010
as presented during the hearing on July 17, 2014, for the following reasons: (You should state specific
reasons for denial and what the applicant could do to gain your approval with another application.)
Continuance
I move to continue File Number CUP -14-010 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 subject property is located at 950 E. Fairview Avenue, in the south '/2 of Section 6, Township
3 North, Range 1 East
B. Owner(s):
Doug Tamura, Fairview Lakes, LLC
1124 Santa Maria Drive
Boise, ID 83712
C. Applicant:
Same as owner
Polaris Pre -School at Fairview Lakes CUP -14-010 PAGE 1
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: June 30, and July 14, 2014
C. Radius notices mailed to properties within 300 feet on: June 25, 2014
D. Applicant posted notice on site by: July 7, 2014
A. Existing Land Use(s) and Zoning: A portion of the subject property is developed with commercial
retail and restaurant businesses and is zoned C -G; the portion where the pre-school is proposed is
currently vacant.
B. Character of Surrounding Area and Adjacent Land Use and Zoning: There are residential
properties to the north and east of the subject property, zoned R-8; and commercial uses to the
south and west, zoned C -G.
C. History of Previous Actions Applicable to this Site:
• AZ -02-011; CUP -02-014; PP -02-034 — Annexation & zoning with a development agreement
(Inst. No. 102143306); conditional use permit/planned development; and preliminary plat
was approved in 2002.
• CUP -03-014 — Modification of CUP -02-014; conceptual approval of commercial site layout
adjacent to Fairview Avenue.
• FP -03-033 — Final plat approval of subject property (Lot 4, Block 3, Devon Park Subdivision
No. 1)
• CUP -03-054 — Modification to CUP -03-014 to include a new revised conceptual
development plan consistent with plat (FP -03-033).
• CUP -06-032 — Modification to CUP -03-054 to include a new revised conceptual
development plan for Lots 3 & 4, Block 3, Devon Park Subdivision No. 1.
• MCU -08-002 — Modification of CUP -06-032 to amend the site & building layout for the
northeast portion of Lot 4, Blk 3, Devon Park Sub. 1
D. Utilities:
1. Public Works:
a) Sanitary sewer service to the area is currently being provided via an existing mains in E.
Carol Street, and N. Lakes Place.
b) Location of water: Domestic water service to the area is currently being provided via
existing mains in E. Fairview Avenue, N. Lakes Place, and E. Carol Street.
c. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: There are no canals or ditches on this site.
Polaris Pre -School at Fairview Lakes CUP -14-010 PAGE 2
2. Hazards: Staff is not aware of any hazards that exist on this site.
3. Flood Plain: This site is not within a flood plain.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated Mixed Use - Community (MU -C) on the Comprehensive Plan Future
Land Use Map. The purpose of this designation is to allocate areas where community -serving uses
and dwellings are seamlessly integrated into the urban fabric. The intent is to integrate a variety of
uses, including residential, and to avoid mainly single -use and strip commercial type buildings. Non-
residential buildings in these areas have a tendency to be larger than in Mixed Use - Neighborhood
(MU -N) areas, but not as large as in Mixed Use — Regional areas. Goods and services in these areas
tend to be of the variety that people will mainly travel by car to, but also walk or bike to (up to 3 or 4
miles). Employment opportunities for those living in and around the neighborhood are encouraged.
Developments are encouraged to be designed according to the conceptual MU -C plan depicted in
Figure 3-3 of the Comprehensive Plan on page 27.
The proposed use of the site is a daycare/pre-school center for up to 140 children at any one time. A
pre-school is classified in the UDC as a daycare center which is a conditional use in the C -G zoning
district.
The proposed daycare/pre-school center will contribute to the mix of uses that already exist in the
Fairview Lakes development [e.g. assisted living, commercial (retail, restaurants, banks, offices, etc.),
and public/quasi-public (DMV)] as desired in MU -C designated areas
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed use (staff analysis in italics):
• "Plan for and encourage services like healthcare, daycare, grocery stores, and recreational
areas to be built within walking distance of residential dwellings." (2.01.01 C)
There is a residential subdivision that abuts this site to the north and east which is within
walking distance of the proposed daycare/pre-school.
• "Require all commercial and industrial businesses to install and maintain landscaping."
(2.01.03B)
Parking lot landscaping is required to be provided in accord with the standards listed in
UDC 11 -3B -8C.
• "Locate industrial and commercial uses where adequate water supply and water pressure are
available for fire protection." (3.04.02A)
There is adequate water supply and pressure available in the vicinty for fire protection.
• "Plan for a variety of commercial and retail opportunities within the Area of City Impact."
(3.05.01J)
The proposed daycare/pre-school center will be located near single-family dwellings,
restaurants, retail stores, and professional services which will add to the variety of uses in
this area.
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
Polaris Pre -School at Fairview Lakes CUP -14-010 PAGE 3
and service needs of the community in accordance with the Meridian comprehensive plan. Six
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-2 lists the permitted, accessory,
conditional, and prohibited uses in the C -G zoning district. The proposed daycare/pre-school
center is listed as a conditional use in the C -G district. The specific use standards for Daycare
Facilities listed in UDC 11-4-3-9 apply to the proposed use.
C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2B-3 for the C -G
zoning district apply to development of this site.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
The applicant requests approval to construct a 7,673 square foot (s.f.) daycare/pre-school center
that will serve up to 140 children, less than 5 years of age, at any one time. With the construction
of the facility, the applicant plans to construct all of the parking area south of the proposed
building to Fairview Avenue and leave the two pad sites to develop in the future as shown in
Exhibit A.2. Retail building 3 shown on the site plan has not yet been constructed.
The proposed use is classified as "daycare center" in the UDC which requires conditional use
approval in the C -G district.
Site/Landscape Plan: A site/landscape plan is included in Exhibit A.2 that shows how the site is
proposed to develop.
Access: Driveway access to the site exists via E. Fairview Avenue, N. Lakes Avenue and E.
Carol Street. No new accesses are proposed.
Parking: Based on the overall square footage of the proposed building (approximately 7,673
s.£), a minimum of 16 parking spaces are required to be provided; 18 are provided along the front
of the building in compliance with UDC requirements. A total of 75 parking stalls are depicted on
the site plan, which will be shared with future businesses. All parking should comply with the
standards listed in UDC 11-3C-5.
The site plan depicts a row of parking along the west boundary of the site adjacent to the drive
aisle leading into the site from Fairview Avenue. Staff recommends the design of the parking in
this area is revised to mirror that on the west wide of the drive aisle so that parked vehicles aren't
backing out into the main access drive aisle. Staff recommends a planter island with a sidewalk is
constructed along the drive aisle for safe pedestrian access to and from the site via Fairview
Avenue.
Bicycle parking is required to be provided on the site in accord with the standards listed in UDC
11 -3C -5C and 11 -3C -6G. The site plan depicts a bicycle rack in front of the building in accord
with this requirement.
Landscaping: There is an existing 25 -foot wide landscaped street buffer along E. Fairview
Avenue that was installed with the subdivision; no additional street buffers are required.
A 25 -foot wide buffer along the portion of the east property boundary that abuts residential
uses/zoning is required to be landscaped in accord with the standards listed in UDC 11 -3B -9C.
The remainder of the landscape buffer along the east boundary that abuts C -G zoned property is
required to be a minimum of 5 -feet in width adjacent to vehicular use areas. Where parking abuts
the buffer, the buffer shall be widened to 7 feet to allow for vehicle overhang; or, if a 5 -foot wide
Polaris Pre -School at Fairview Lakes CUP -14-010 PAGE 4
buffer is preferred, wheel stops may be provided in each stall to prevent overhang. Landscaping is
required within the perimeter buffer in accord with the standards listed in UDC 11 -3B -8C.1.
Parking lot landscaping is required to be provided in accord with the standards listed in UDC 11-
3B -8C. A planter island is required to be provided within the row of parking in front of the
building and at the ends of all rows of parking per UDC 11 -3B -8C.2, in accord with the standards
listed in UDC 11-313-8C.2.
Specific Use Standards: The proposed use is subject to the specific use standards listed in UDC
11-4-3-9, Daycare Facility.
A. General standards for all child daycare and adult care uses, including the classifications of
daycare center; daycare, family; and daycare, group:
1. In determining the type of daycare facility, the total number of children at the facility at
one time, including the operator's children, is the determining factor.
The applicant is proposing to care for up to 140 children at any one time and therefore is
classified as a daycare center.
2. On site vehicle pick up, parking and turnaround areas shall be provided to ensure safe
discharge and pick up of clients.
The site plan depicts 18 parking stalls along the front of the building with a loading area to
ensure safe discharge and pick up of clients; additional parking spaces are provided to the
south.
3. The decision making body shall specify the maximum number of allowable clients and
hours of operation as conditions of approval.
See Conditions of Approval in Exhibit B.
4. Upon tentative approval of the application by the director or commission for a daycare
center facility, the applicant or owner shall provide proof of criminal background checks and
fire inspection certificates as required by title 39, chapter 11, Idaho Code. Said proof shall be
provided prior to issuance of occupancy. The applicant or owner shall comply with all state
of Idaho and department of health and welfare requirements for daycare facilities.
The applicant is required to comply with this standard.
5. In residential districts or uses adjoining an adjacent residence, the hours of operation shall
be between six o'clock (6:00) A.M. and eleven o'clock (11:00) P.M. This standard may be
modified through approval of a conditional use permit.
The applicant proposes hours of operation between 6:30 am — 6: 30 pm Monday thru Friday
and is not requesting extended hours. See Conditions of Approval in Exhibit B.
6. The applicant shall not exceed the maximum number of clients as stated in the approved
permit or as stated in this title, whichever is more restrictive.
The applicant is required to comply with this standard. See Conditions of Approval in Exhibit
B.
B. Additional standards for daycare facilities that serve children:
1. All outdoor play areas shall be completely enclosed by minimum six foot (6) non -scalable
fences to secure against exit/entry by small children and to screen abutting properties.
Polaris Pre -School at Fairview Lakes CUP -14-010 PAGE 5
Fencing is required around the outdoor play areas per the above standard; the plans
submitted with the Certificate of Zoning Compliance application shall include fencing in
compliance with this requirement.
Hours of Operation: The proposed hours of operation are from 6:30 am to 6:30 pm Monday thru
Friday. UDC 11 -2B -3A.4 restricts hours of operation in the C -G zoning district from 6:00 am to
11:00 pm when the property abuts a residential use or district. Extended hours may be requested
with a conditional use permit. Because the applicant is not proposing to operate the daycare
center out of the restricted hours, an extension is not necessary with this conditional use permit
application.
Building Elevations: Building elevations have been submitted for the future structure as shown
in Exhibit A.3. Building materials consist of fibered cement plaster with stucco and asphalt
shingles. Design of the structure is required to comply with the standards listed in UDC 11-3A-
19 and the guidelines in the Meridian Design Manual.
Certificate of Zoning Compliance (CZC): The applicant is required to obtain approval of a
CZC application for the proposed use from the Planning Division prior to issuance of building
permits.
Design Review: The applicant is required to obtain approval of a Design Review application for
the proposed site design and structure from the Planning Division prior to issuance of building
permits for this site. This application may be submitted concurrently with the CZC application.
Staff recommends approval of the proposed CUP with the conditions listed in Exhibit B.
X. EXHIBITS
A. Drawings
1. Vicinity & Aerial Map
2. Site/Landscape Plan (dated: 6/17/14)
3. Building Elevations (dated: 6/17/14)
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
Polaris Pre -School at Fairview Lakes CUP -14-010 PAGE 6
Exhibit A.1: Vicinity & Aerial Map
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Exhibit A.2: Site/Landscape Plan — REVISED
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Polaris Pre -School at Fairview Lakes CUP -14-010 PAGE 8
Exhibit A.3: Building Elevations (dated: 6/17/14)
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Polaris Pre -School at Fairview Lakes CUP -14-010 PAGE 9
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 The applicant shall comply with the specific use standards listed in UDC 11-4-3-9 for Daycare
Facilities.
1.2 The total number of children cared for at any one time shall not exceed 140 children.
1.3 The hours of operation for the proposed daycare center are limited from 6:30 am to 6:30 pm
Monday thru Friday.
1.4 The site/landscape plan submitted with the Certificate of Zoning Compliance shall be revised as
follows:
a. The 25 -foot wide buffer along the portion of the east property boundary that abuts residential
uses/zoning is required to be landscaped in accord with the standards listed in UDC 11-313-9C.
b. The landscape buffer along the east boundary that abuts C -G zoned property is required to be
a minimum of 5 -feet in width adjacent to vehicular use areas. Where parking abuts the buffer, the
buffer shall be widened to 7 feet to allow for vehicle overhang; or, if a 5 -foot wide buffer is
preferred, wheel stops may be provided to prevent overhang. Landscaping is required within the
perimeter buffer in accord with the standards listed in UDC 11 -3B -8C.1.
c. A planter island is required to be provided within the row of parking in front of the building
and at the ends of all rows of parking per UDC 11 -3B -8C.2, in accord with the standards listed in
UDC 11-313-8C.2.
d. Revise the design of the parking along the main drive aisle leading into the site from E.
Fairview Avenue to mirror that on the west wide of the drive aisle so that parked vehicles aren't
backing out into the main access drive aisle. Include a planter island with a sidewalk along the
east side of the main drive aisle for safe pedestrian access to and from the site via Fairview
Avenue.
e. Bicycle parking is required to be provided on the site in accord with the standards listed in
UDC 11 -3C -5C and 11 -3C -6G.
1.5 " The applicant is required to obtain approval of a Certificate of Zoning Compliance and Design
Review application from the Planning Division prior to issuance of building permits. The site and
building design shall comply with the site plan and elevations shown in Exhibit A, UDC 11-3A-
19, and the guidelines in the Meridian Design Manual.
1.6 The applicant shall comply with all previous conditions of approval associated with this site.
1.7 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.
1.8 Staff's failure to cite specific ordinance provisions or terms of the approved conditional use does
not relieve the applicant of responsibility for compliance.
1.9 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.
2. PUBLIC WORKS DEPARTMENT
Polaris Pre -School at Fairview Lakes CUP -14-010 PAGE 10
2.1 The applicant shall install mains to and through this subdivision; applicant shall coordinate main
size and routing with the Public Works Department, and execute standard forms of easements for
any mains that are required to provide service. Minimum cover over sewer mains is three feet, if
cover from top of pipe to sub -grade is less than three feet than alternate materials shall be used in
conformance of City of Meridian Public Works Departments Standard Specifications
2.2 The applicant shall be responsible to install water mains to and through this development,
coordinate main size and routing with Public Works.
2.3 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single -point
connection to the culinary water system shall be required. If a single -point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
development plan approval.
2.4 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6.
Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval or non -approval submitted to the Public Works Department.
If lateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to development plan approval.
2.5 Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
2.6 Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
2.7 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District prior to
applying for building permits.
2.8 All development improvements, including but not limited to sewer, fencing, micro -paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.9 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
2.10 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.11 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.12 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.13 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.14 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
Polaris Pre -School at Fairview Lakes CUP -14-010 PAGE 11
2.15 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACRD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
2.16 At the completion of the project, the applicant shall be responsible to submit record drawings per
the City of Meridian AutoCAD standards. These record drawings must be received and approved
prior to the issuance of a certification of occupancy for any structures within the project.
2.17 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public
roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights
shall be installed at developer's expense. Final design shall be submitted as part of the
development plan set for approval. Applicant shall also include the location of any existing street
lights in the development plan set. Street lighting is required at intersections, corners, cul-de-sacs,
and at a spacing that does not exceed that outlined in the Standards. The contractor's work and
materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to
the ISPWC.
2.18 The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total construction cost for all completed sewer, water and reuse infrastructure for
duration of two years. This surety will be verified by a line item cost estimate provided by the
owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Please contact Land Development Service for more information at 887-2211.
3. FIRE DEPARTMENT
3.1 The applicant shall work with Public Works and Planning Department staff to provide an address
identification plan and a sign which meets the requirements of the City of Meridian sign ordinance
and is placed in a position that is plainly legible and visible from the street or road fronting the
property, as set forth in International Fire Code Section 505.1.
4. POLICE DEPARTMENT
4.1 The Police Department has no concerns related to the site design submitted with the application.
5. REPUBLIC SERVICES
5.1 Republic Services did not submit comments on this application.
6. ADA COUNTY HIGHWAY DISTRICT
6.1 ACRD has no comments on this application.
7. PARKS DEPARTMENT
7.1 The Parks Department did not submit comments on this application.
Polaris Pre -School at Fairview Lakes CUP -14-010 PAGE 12
C. Required Findings from Unified Development Code
1. Conditional Use Permit (UDC 11 -5B -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 the
dimensional & development regulations of the C -G 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 proposed use is 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 use should be compatible with other residential and commercial uses in the general
neighborhood and should not adversely change the 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 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 aro currently
provided to the subject property. 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 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.
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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 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 proposed use. Further, staff finds that the proposed use will not result in the
destruction, loss or damage of any natural, scenic or historic feature of major importance.
Polaris Pre -School at Fairview Lakes CUP -14-010 PAGE 8