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Findings - PZ - 1998 - CU-2-98 - 9500 Sq Ft Montessori Childcare Center/655 S Rivershore Ln BEFORE THE EAGLE PLANNING AND ZONING COMMISSION IN THE MATTER OF AN APPLICATION FOR A CONDITIONAL USE PERMIT FOR A 9,500 SQ. FT. MONTESSORI CHILDCARE CENTER FOR B.B. ONE INc. ) ) ) ) FINDINGS OF FACT AND CONCLUSIONS OF LAW CASE NUMBER CU-2-98 The above-entitled conditional use permit application came before the Eagle Planning and Zoning Commission for their recommendation on July 6, 1998. The Eagle Planning and Zoning Commission having heard and taken oral and written testimony, and having duly considered the matter, makes the following Findings of Fact and Conclusions of Law; FINDINGS OF FACT: A. PROJECT SUMMARY: B.B. One, represented by Dennis M. Baker, is requesting a conditional use permit for a 9,500 sq. ft. montessori childcare center to be located within a 13,500 sq. ft. multi-tenant building proposed within Channel Center commercial subdivision. The 2.9-acre site is located is located near the southwest comer of State Highway 44 and S. Eagle Road at 655 S. Rivershore Lane. B. APPLICATION SUBMITTAL: The application for this item was received by the City of Eagle on May 14, 1998. c. NOTICE OF PUBLIC HEARING: Notice of Public Hearing on the application for the Eagle Planning and Zoning Commission was published in accordance for requirements of Title 67, Chapter 65, Idaho Code and the Eagle City ordinances on May 29, 1998. Notice of this public hearing was mailed to property owners within three-hundred feet (300-feet) of the subject property in accordance with the requirements of Title 67, Chapter 65, Idaho Code and Eagle City Code on May 29, 1998. Requests for agencies' reviews were transmitted on May 15, 1998 in accordance with the requirements of the Eagle City Code. D. HISTORY OF RELEVANT PREVIOUS ACTIONS: None E. COMPANION APPLICATIONS: None Page 1 of 13 \\EAGLEl\VOLl\SHARED\P&Z\Eagle ApplicationsICU\1998\CU-2-98 pzf.doc F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS: COMP PLAN ZONING LAND USE DESIGNATION DESIGNATION Existing Commercial C-l (Neighborhood Vacant Lot Business District) Proposed No Change No Change Montessori Childcare Center North of site Commercial & Publici C-l (Neighborhood Vacant Semi-Public Business District) & R-4 (Residential) South of site Commercial C-l (Neighborhood Vacanti Boise River Business District) East of site Commercial C-l (Neighborhood Future Commercial Business District) (Offices) West of site Publici Semi-Public C-l (Neighborhood Vacanti Boise River Business District) G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA or CEDA. H. EXISTING SITE CHARACTERISTICS: The site is part of the Channel Center Commercial Subdivision. Other than the developer-installed street trees, there are no special existing site characteristics. Page 2 of 13 \IEAGLEIIVOL1\SHARED\P&ZlEagle ApplicationsICU\1998ICU-2-98 pzf.doc I. SITE DESIGN INFORMATION: SITE DATA PROPOSED REQUIRED Total Acreage of Site 2.94-acres (approx.) .05-acres (minimum) Percentage of Site Devoted 10.5% (approx.) (Entire 50% (maximum) to Building Coverage building area - including proposed office space) Percentage of Site Devoted 20% (approx.) (Excluding 10% (minimum) to Landscaping retention & detention areas and future expansion area) Number of Parking Spaces 55-spaces 37 total (21-spaces based on 7 classrooms and 16 spaces based on 4,000 s.f. office area) Front Setback (east) 135-feet IS-feet (minimum) (Per Plat Condition) Rear Setback (west) lO-feet O-feet (minimum) Side Setback (north) 63-feet 50-feet (minimum) (Easement area) Side Setback (south) 100-feet 50-feet (minimum) (Per Plat Condition - setback from ordinary high waterline) 1. GENERAL SITE DESIGN FEATURES: Number and Uses of Proposed Buildings: One multi-tenant building to be used as a childcarel office facility. Height and Number of Stories of Proposed Buildings: To be reviewed with design review. Gross Floor Area of Proposed Buildings: 13, 500 sq. ft. On and Off-Site Circulation: The site is provided with a shared entry drive within the Channel Center Subdivision. On-site circulation appears to meet minimum parking lot dimensional requirements. Specific review will be done when an application for design review is submitted. Page 3 of 13 \\EAGLE! IVOLI\SHARED\P&ZlEagle Applications\CU\I99gICU-2-98 pzf.doc K. L. M. N. PUBLIC SERVICES AVAILABLE: Preliminary approval letters have been received by Central District Health and Eagle Sewer District. Approval from the Eagle Fire Department and from the water company having jurisdiction will be required prior to issuance of a building permit. This development abuts a private street and is not under the jurisdiction of a highway district PUBLIC USES PROPOSED: None PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists SPECIAL ON-SITE FEATURES: Areas of Critical Environmental Concern - none Evidence of Erosion - no Fish Habitat - no Floodplain - no Mature Trees - no Riparian Vegetation - no Steep Slopes - no Stream/Creek: no Unique Animal Life - unknown Unique Plant Life - unknown Unstable Soils - unknown Wildlife Habitat - unknown O. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED): Not required P. AGENCY RESPONSES: The following agencies have responded and their correspondence is attached. Comments which appear to be of special concern are noted below: Ada County Highway District Central District Health Eagle Sewer District Q. LETTERS FROM THE PUBLIC: None received to date. R. EAGLE CITY CODE 8-7-3-2 GENERAL STANDARDS FOR CONDITIONAL USES: The Commission/Council shall review the particular facts and circumstances of each proposed Conditional Use in terms of the following standards and shall find adequate Page 4 of 13 \\EAGLE1\VOL I \SHARED\P&Z\Eagle Applications\CU\I998\CU-2-98 pzf.doc evidence showing that such use at the proposed location: A. B. Will, in fact, constitute a conditional use as established in Section 8-2-3 of this title (Eagle City Code Title 8) for the zoning district involved; Will be harmonious with and in accordance with the general objectives or with any specific objective of the Comprehensive Plan and/or this title (Eagle City Code Title 8); c. Will be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area; D. Will not be hazardous or disturbing to existing or future neighborhood uses; E. Will be served adequately by essential public facilities such as highways, streets, police and fire protection, drainage structures, refuse disposal, water and sewer and schools; or that the persons or agencies responsible for the establishment of the proposed use shall be able to provide adequately any such services. F. Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; G. Will not involve uses, activities, 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; H. Will have vehicular approaches to the property which are designed as not to create an interference with traffic on surrounding public thoroughfares; and I. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT: A. B. c. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: (None) ZONING ORDINANCE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: (None) DESIGN REVIEW ORDINANCE PROVISIONS WHICH ARE OF SPECIAL Page 5 of 13 \\EAGLEIIVOL1\SHARED\P&Z\EagIe Applications\CU\1998\CU-2-98 pzf.doc CONCERN REGARDING THIS PROPOSAL: . Design review application required. SUBDIVISION ORDINANCE PROVISIONS WHICH OF SPECIAL CONCERN REGARDING THIS PROPOSAL: (None) DISCUSSION: D. E. Staff has reviewed the particular facts and circumstances of this proposed conditional use and, in terms of Eagle City Code Section 8-7-3-2 "A thru I" (required findings for approval of a conditional use), has made the following conclusions: . The proposed conditional use; A. B. Will, in fact, constitute a conditional use as established in Section 8-2-3 of Eagle City Code Title 8 for the C-l zoning district since a child care facility is shown as needing approval of a conditional use permit in the C- 1 zoning district on the "Official Schedule of District Regulations" chart of that section; Will be harmonious with and in accordance with the general objectives or with any specific objective of the Comprehensive Plan and/or this title (Eagle City Code Title 8) since there are no inconsistencies with the Comprehensive Plan and since the development will be required to meet conditions of a design review application; C. Will be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area since the development will not only be required to meet the City's design review requirements but will be required, by the developer of the Channel Center Subdivision, to meet the center's design requirements; D. Will not be hazardous or disturbing to existing or future neighborhood uses since the are is planned for neighborhood commercial uses and the facility is not near any residential uses; E. Will be served adequately by essential public facilities such as highways, streets, police and fire protection, drainage structures, refuse disposal, water and sewer and schools; or that the persons or agencies responsible for the establishment of the proposed use shall be able to provide adequately any such services as noted is responses received by agencies providing the public services as represented by the applicant's architect. Page 6 of 13 I\EAGLE I\VOLl \SHARED\P&Z\Eagle ApplicationslCU\1998\CU-2-98 pzf.doc F. Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community since the commercial subdivision has already been reviewed and approved; G. Will not involve uses, activities, 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; H. Will have vehicular approaches to the property which are designed as not to create an interference with traffic on surrounding public thoroughfares as previously approved for the subdivision; and I. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance since none are apparent on this site. STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF REPORT: Based upon the information provided to staff to date, staff recommends approval with the site specific conditions of approval and the standard conditions of approval provided within the staff report. PUBLIC HEARING OF THE COMMISSION: A. A public hearing on the application was held before the Planning and Zoning Commission on July 6, 1998, at which time testimony was taken and the public hearing was closed. The Commission made their recommendation at that time. B. Oral testimony in opposition to the application was presented by no one before the Planning and Zoning Commission. C. Oral testimony in favor of the application was presented no one individual before the Planning and Zoning Commission, who felt the school would provide a very positive experience for children. COMMISSION DECISION: The Commission voted 5 to 0 to recommended approval of CU-2-98 for a conditional use permit for a 9,500 sq. ft. montessori childcare center with the following site specific and standard conditions of approval. Text shown with strike-thru was deleted from staffs recommendations and text shown with underline was added to staffs recommendations. SITE SPECIFIC CONDITIONS OF APPROVAL: Page 7 of 13 \\EAGLEI \VOL 1 \SHARED\P&Z\Eagle Applicatioos\CU\1998\CU-2-98 pzf.doc 1. Only the use (child care facility) is approved. The property is subject to the conditions of design review. ST ANDARD CONDITIONS OF APPROVAL: 1. The applicant shall comply with all requirements of the Ada County Highway District and/or the Idaho Transportation Department, including but not limited to approval of the drainage system, curbs, gutters, streets and sidewalks. A letter of approval from the highway district having jurisdiction shall be submitted to the City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. 2. Idaho Department of Health & Welfare approval of the sewer and water facilities is required prior issuance of any building permits or Certificate of Occupancy, whichever occurs first. 3. All permits from Central District Health, Eagle Sewer District & Eagle Fire District, shall be secured prior to issuance of building permit or Certificate of Occupancy, whichever occurs first. 4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho Department of Water Resources shall be submitted to the City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. 5. Unless septic tanks are permitted, wet line sewers will be required and the applicant will be required to furnish the City Engineer with a letter from the sewer entity serving the property, accepting the project for service, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. 6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system and/or accepting said drainage; or submit a letter from a registered professional engineer certifying that all drainage shall be retained on-site prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. A copy of the construction drawing(s) shall be submitted with the letter. 7. The applicant shall submit plans and calculations prepared by a registered professional engineer to handle the satisfactory disposal of all storm drainage on the applicant's site. Drainage system plans shall be submitted to the City Engineer for review and approval prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. The plans shall show how swales, or drain piping, will be developed in the drainage easements. The approved drainage system shall be constructed, or a performance bond shall be submitted to the City Clerk, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. The lot shall be so graded that all Page 8 of 13 \\EAGLE1\VOLl\SHARED\P&Z\Eagle Applications\CU\I99g\CU-2-9g pzf.doc 8. runoff runs either over the curb, or to the drainage easement, and no runoff shall cross any lot line onto another lot except within a drainage easement. All design and calculations shall meet the requirements of Ada County Highway District. Construction of the storm drain disposal system shall be complete before an occupancy permit is issued. No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water owned by an organized irrigation district, canal company, ditch association, or other irrigation entity, shall be obstructed, routed, covered or changed in any way unless such obstruction, rerouting, covering or changing has first been approved in writing by the entity. A Registered Engineer shall certify that any ditch rerouting, piping, covering or otherwise changing the existing irrigation or waste ditch (1) has been made in such a manner that the flow of water will not be impeded or increased beyond carrying capacity of the downstream ditch; (2) will not otherwise injure any person or persons using or interested in such ditch or their property; and (3) satisfied the Idaho Standards for Public Works Construction. A copy of such written approval and certification shall be filed with the construction drawing and submitted to the City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. 9. Street light plans shall be submitted and approved as to the location, height and wattage to the City Engineer (if applicable) prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. All construction shall comply with the City's specifications and standards. The applicant shall provide a recorded easement, acceptable to the City Engineer, for the purpose of installing and maintaining street light fixtures, conduit and wiring lying outside any dedicated public right-of-way, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. The applicant shall pay applicable street light inspection fees prior to Certificate of Occupancy. 10. Parking lot light plan shall be submitted and approved as to the location, height and wattage by the City Engineer. All construction shall comply with the City's specifications and standards. Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any lights used to illuminate the parking lot shall be so arranged as to reflect the light away from the adjoining property. 11. The parking area shall be paved and shall be maintained in good condition without holes and free of all dust, trash, weeds and other debris. 12. One set of building plans, for any non single-family residential use, shall be submitted to Page 9 of 13 \\EAGLEI \VOL 1 \SHARED\P&Z\Eagle Applications\CU\1998\CU-2-98 pzf.doc 13. 14. 15. 16. the Eagle Fire Department for approval. An approval letter from the Eagle Fire Department shall be submitted to the City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. The letter shall include the following comments and minimum requirements, and any other items of concern as may be determined by the Eagle Fire Department officials: a. "The applicant has made arrangements to comply with all requirements of the Fire Department. " The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire Department prior to the City Engineer signing the final plat.. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings, 1,500 gallons per minute for dwellings having a fire area in excess of 3,600 square feet, and 1,500 gallons per minute for non-residential uses (ie; Commercial, Industrial, Schools, etc.). Flow rates shall inspected in accordance with all agencies having jurisdiction, and shall be verified in writing by the Eagle Fire Department prior to issuance of any building permits or certificate of Occupancy, whichever occurs first. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first. b. c. d. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other area designated by the City Councilor Eagle City PathwaylGreenbelt Committee for a path or walkway shall be approved in writing by the Eagle City PathwaylGreenbelt Committee prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first. Conservation, recreation and river access easements (if applicable) shall be approved by the Eagle City PathwaylGreenbelt Committee and shall be shown on the final plat prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and river protection regulations (if applicable) prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first. The applicant shall obtain written approval of the development relative to the effects of the Boise River Flood Plain (if applicable) from the Corps. of Engineers prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first. 17. The applicant shall obtain approval of the development relative to its effects on wetlands or other natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water Resources and/or any other agency having jurisdiction prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first. 18. Basements in the flood plain are prohibited. Page 10 of 13 \\EAGLEI\VOLl\SHARED\P&Z\Eagle Applications\CU\I99g\CU-2-98 pzf.doc 19. 20. 21. 22. 23. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable County, State and Federal Codes and Regulations shall be complied with. All design and construction shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the Commission and/or Council. New plans which incorporate any required changes shall be submitted for staff approval. Staff may elect to take those plans to the Design Review Board and/or the Planning and Zoning Commission for review and approval. Any changes to the plans and specifications upon which this approval is based, other than those required by the above conditions, will require submittal of an application for modification and approval ofthat application prior to commencing any change. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the City of Eagle of its intent to change the planned use of the subject property unless a waiverlvariance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the City of Eagle. The burden shall be upon the applicant to obtain written confirmation of any change from the City of Eagle. 24. Approval of any Design Review shall expire without notice to the applicant on the date of expiration of the Design Review, as stipulated in Eagle City Code (one year from the Planning and Zoning Commission approval date). CONCLUSIONS OF LAW: 1. The application for this item was received by the City of Eagle on May 14, 1998. 2. Notice of Public Hearing on the application for the Eagle Planning and Zoning Commission was published in accordance for requirements of Title 67, Chapter 65, Idaho Code and the Eagle City ordinances on May 29, 1998. Notice of this public hearing was mailed to property owners within three-hundred feet (300-feet) of the subject property in accordance with the requirements of Title 67, Chapter 65, Idaho Code and Eagle City Code on May 29, 1998. Requests for agencies' reviews were transmitted on May 15, 1998 in accordance with the requirements of the Eagle City Code. 3. The Commission reviewed the particular facts and circumstances of the proposed conditional use and, in terms of Eagle City Code Section 8-7-3-2 "A thru I" (required findings for approval of a conditional use), has made the following conclusions: Page 11 of 13 \\EAGLElIVOL1\SHARED\P&Z\Eagle Applications\CU\1998\CU-2-98 pzf.doc The proposed conditional use; A. Will, in fact, constitute a conditional use as established in Section 8-2-3 of Eagle City Code Title 8 for the C-l zoning district since a child care facility is shown as needing approval of a conditional use permit in the C- 1 zoning district on the "Official Schedule of District Regulations" chart of that section; B. Will be harmonious with and in accordance with the general objectives or with any specific objective of the Comprehensive Plan and/or this title (Eagle City Code Title 8) since there are no inconsistencies with the Comprehensive Plan and since the development will be required to meet conditions of a design review application; c. Will be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area since the development will not only be required to meet the City's design review requirements but will be required, by the developer of the Channel Center Subdivision, to meet the center's design requirements; D. Will not be hazardous or disturbing to existing or future neighborhood uses since the are is planned for neighborhood commercial uses and the facility is not near any residential uses; E. Will be served adequately by essential public facilities such as highways, streets, police and fire protection, drainage structures, refuse disposal, water and sewer and schools; or that the persons or agencies responsible for the establishment of the proposed use shall be able to provide adequately any such services as noted is responses received by agencies providing the public services as represented by the applicant's architect. F. Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community since the commercial subdivision has already been reviewed and approved; G. Will not involve uses, activities, 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; H. Will have vehicular approaches to the property which are designed as not to create an interference with traffic on surrounding public thoroughfares Page 12 of 13 I\EAGLEIIVOLI\SHARED\P&Z\Eagle Applications\CU\199gICU-2-9g pzf.doc as previously approved for the subdivision; and I. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance since none are apparent on this site. DATED this 6th day of July, 1998. PLANNING AND ZONING COMMISSION OF THE CITY OF EAGLE Ada County, Idaho ATTEST: ...e~ "'Of B-1G~ ~ ~.o..t)".( <J:\ \ ¡ 1-yORJt,. \ 1. I f.J° ~ \ .. . *: _.- ~* ~ = . SEAL~. ~ f. ~ '-..., 9 '. ~ ; ~~, '.~ :R.",.~"".,....,.~>j ,,~ "'-. '-':'f"" ~ ~"..""" 'J'..'~ ., 'i.Ít~ "".- ~I' ".. ~ '1..0":' '-.-- .....". .,....'- Page 13 of 13 lIEAGLEI\VOLI\SHARED\P&ZlEagle Applications\CU\1998ICU-2-98 pzf.doc