planning commission staff report - canyonco.org · serenity hill ranch – special events staff...

Serenity Hill Ranch – Special Events Staff Report PH2017-79

Planning and Zoning Staff Report for

Serenity Hill Ranch - PH2017-79 Hearing Date: March 1, 2018 Development Services Department

Applicant: Serenity Hill Ranch

Staff: Jennifer Almeida, 455-5957

[email protected]

Tax ID: R37886010

Current Zone:

“A” (Agricultural)

Comprehensive Plan: 2020 Canyon County Comprehensive

Plan

Future Land Use Designation:

Residential

Impact Area:

None

Lot Size/Project Area: Approximately 8.33 acres

Current Uses: Residential & Special Events

Applicable Zoning Land Use

Regulations: 16-007

CCZO §07-07-05, §07-10-27

Notification

1/16/18 Agencies

2/13/18 Publication

2/6/18 Radius Notice

2/22/18 Posting (on or before)

Exhibits:

1. FCOs

2. Applicant Letter of Intent

3. Site Plan

4. Neighborhood meeting list

5. Small Air Photo

6. Vicinity Map

7. Zoning Map

8. Subdivision Map

8A. Lot Report

9. Soil Map

10. Prime Farmland Map

11. Canyon County Future Land

Use

12. Lot Classification Map

13. Southwest District Health

14. Notus-Parma Highway #2

Request

Serenity Hill Ranch (William & Dione Nancolas) is requesting a

Conditional Use Permit for a special events facility, for private weddings

and parties on parcel no. R37886010. The subject property is located at

17010 Goodson Road, Caldwell, Idaho, in a portion of the SE ¼ of

Section 18, T5N, R3W, BM, Canyon County.

Background

The subject property is currently zoned “A” (Agricultural). A special events

facility is allowed through conditional use approval in an “A” (Agricultural)

zone subject to conditions.

The subject property is not located within an Area of City Impact.

Analysis

CCZO 16-001 §07-02-03: Definitions: Special Events Facility: “Any

temporary event including, but not limited to, weddings, picnics, barbecues,

holiday events and parties, dances, concerts, footraces and walks, bazaars, and

harvest festivals.”

The surrounding area is a mix of agricultural and residential uses. The subject

property is bordered on the north by a platted residential subdivision,

Overview Acres. Elm Crest Subdivision is located south of the subject

property (Exhibit 9). There is residential zoning located approximately 330 ft.

west of the property as shown on Exhibit 8.

The proposed special events facility will be located on the northernmost

portion of the subject property as shown on the site plan, Exhibit 2.

The 2020 Future Land Use Map designates the subject property as

“residential”

Proposed Uses:

The applicant is proposing private weddings and parties on the subject

property for a maximum of 160 guests. As part of the special events facility,

the applicant intends to provide a reception/banquet areas, outdoor lawn area

for wedding ceremonies, and changing rooms for the bridal party.

Days & Hours of Operation:

Special event hours 12 p.m. to 11 p.m. on Saturdays only. Office hours are

Wednesday 2 p.m. to 7 p.m. and Friday 2 p.m. to 8 p.m. The letter of intent

states that four employees are anticipated for operation. Three (3) would be

contracted to help with setup, breakdown, and parking and one (1) would be

the owner/manager.

Any deliveries for the venue take place on Saturdays.

Serenity Hill Ranch Staff Report

PH2017-79

Noise:

Events are proposed on Saturdays only. The applicant’s letter of intent

specifies that music will end at 10 p.m. To control the noise level, the

applicant proposes to work with each DJ and use a decibel meter to regulate

the noise level. The applicant has also proposed to build an enclosed area for

music and dancing with strategic placement of speakers to help minimize

noise disturbance (Exhibit 2).

Traffic Mitigation & Parking:

The property currently has once access point, located at the intersection of

Wagner & Goodson Roads (Exhibit 3). This access will serve as both the

ingress and egress.

The proposed internal circulation would be as shown on Exhibit 3. There

would be one driveway access for guests to parking areas and one driveway

for emergency services and deliveries only. Signage shall be provided to

direct guests and/or emergency services to the appropriate areas. There shall

be no parking along any of the internal driveways.

Food Vendors:

Any food vending on site will be required to meet Southwest District Health

Department requirements and staff has added this as a recommended condition

of approval. The clients/caterers will provide drinking water for guests

(Exhibit 2).

Sign:

The applicant is proposing a venue sign at the end of the driveway. CCZO

allows a 32 sq. foot sign for any approved or permitted use. If the applicant

proposes a larger sign, additional county approvals will be required. The

applicant shall work with the highway district to ensure the sign is not located

within their right-of-way.

The letter of intent states that a stop sign will also be installed at the end of the

driveway.

Parking:

Parking areas are delineated on the applicant’s site plan (Exhibit 3). The letter

of intent indicates that all parking will be on site and there will be no on street

parking. The applicant estimates that more than four (4) acres of the site is

available for parking.

Security:

The property owner will be present for the duration of each event. For events

in which alcohol will be served, two (2) security attendants will be hired. The

applicant has indicated that each client is also bound to a contract that

stipulates the conditions of operation. The owners have the right to shut down

any event that violates the policies outlined in the contract (Exhibit 2).


PH2017-79

Conditional Use Permit Criteria

Standard of Review for Conditional Use Permit (§07-07-05)

A. Is the proposed use permitted in the zone by conditional use permit?

A special event facility is an allowed use with a conditional use permit in the “A” (Agricultural) zone per

CCZO §07-10-27.

B. What is the nature of the request?

The applicant is requesting a conditional use permit for a special events facility, for private weddings and

parties on parcel no. R37886010.

The subject property is located at 17010 Goodson Road, Caldwell, Idaho, in a portion of the SE ¼ of Section

18, T5N, R3W, BM, Canyon County.

C. Is the proposed use consistent with the Comprehensive Plan?

The use is consistent with the following Canyon County Comprehensive Plan goals & policies:

Property Rights Policy No.1- “No person shall be deprived of private property without due process of law.”

Economic Development Policy No. 2 – “Support existing business and industry in the county.” The

proposed special events facility will help to support a local existing business.

Land Use Goal No. 5 – “Achieve a land use balance, which recognizes that existing agricultural uses and

non-agricultural development may occur in the same area.” A special events facility would be a non-

agricultural use in a primarily agricultural and sporadic residential use area. The proposed use can be

requested via a conditional use permit in an “A” (Agricultural) zone and potential conflicts mitigated by

conditions of approval that are required to be adhered to if the use is to continue.

Public Services, Facilities and Utilities Policy No. 3 – “Encourage the establishment of new development to

be located within the boundaries of a rural fire protection district” The subject property is located within

the boundaries of Middleton Fire District.

D. Will the proposed use be injurious to other property in the immediate vicinity and/or negatively change

the essential character of the area?

The proposed use, as conditioned, would not be injurious to other property in the immediate vicinity and would

not have a negative impact to the essential character of the area. As proposed by the applicant and as

conditioned, special events would only be held on Saturdays and music will end by 10 p.m. Adherence to these

stipulations will help to mitigate potential conflicts with surrounding residential uses.

No evidence has been received to indicate this use would have a negative impact to the property in the vicinity

or to the character of the area.

E. Will adequate water, sewer, irrigation, drainage and storm water drainage facilities, and utility systems

be provided to accommodate the use;

The proposed use would necessitate the need for portable restrooms for each event. The number of portable

restrooms would be determined by the size of event.


PH2017-79

Drinking water will be provided by clients and/or caterer for the event.

The proposed use would not require any change to irrigation and would not require any changes to drainage and

storm water facilities.

F. Does legal access to the subject property for the development exist or will it exist at the time of

development?

Access to the property currently exists via Goodson Road, a public road.

G. Will there be undue interference with existing or future traffic patterns?

Evidence has not been provided that clearly indicates that there would be interference with existing or future

traffic patterns. Events are limited to one (1) day per week.

Notus-Parma Highway District No. 2 indicated that the District did not anticipate interference with traffic

patterns. (Exhibit 14).

H. Will essential services be provided to accommodate the use including, but not limited to, school facilities,

police and fire protection, emergency medical services, irrigation facilities, and will the services be

negatively impacted by such use or require additional public funding in order to meet the needs created

by the requested use?

Canyon County Ambulance District, Middleton School District, Middleton Fire Department, Canyon County

Sheriff, and Black Canyon Irrigation District were notified of the request and did not provide responses to

indicate that the proposed conditional use permit would have a negative impact.

Comprehensive Plan This request is generally consistent with the Canyon County 2020 Comprehensive Plan see criteria review “C”

above.

Comments

Public Comments

At the time this report was completed, staff not received any comment letters from the public.

County Agency Comments

Staff informed applicable agencies of the proposal and the responses are attached as exhibits.

Alternatives

The Planning and Zoning Commission may approve the conditional use permit, for a special events facility as

conditioned and/or amended;

The Planning and Zoning Commission may deny the conditional use request and direct staff to make findings

of fact to support this decision; or

The Planning and Zoning Commission may continue the discussion and request additional information on

specific items.

Significant Impacts No significant impacts have been identified for this application.

Recommendation Staff recommends the Planning and Zoning Commission open a public hearing and discuss the proposed

Conditional Use Permit.


PH2017-79

Staff is recommending approval of the request for special event facility and have provided findings of fact,

conclusions of law and conditions of approval for the Planning and Zoning Commission’s consideration found in

Exhibit 1.

Serenity Hill Ranch EXHIBIT 1 PH2017-79 Page 1 of 5

Canyon County Planning & Zoning Commission Serenity Hill Ranch-, PH2017-79

Development Services Department

Findings of Fact, Conclusions of Law, Conditions of Approval and Order

Findings of Fact

1. The applicant is requesting a Conditional Use Permit to operate special event facility.

2. The subject property, parcel no. R37886010. The subject property is located at 17010 Goodson Road,

Caldwell, Idaho, in a portion of the SE ¼ of Section 18, T5N, R3W, BM, Canyon County.

3. The property is zoned “A” Agricultural.

4. The property is not located within an area of city impact.

5. The subject property is located within Notus-Parma Highway District No. 2, Middleton Fire District, Black

Canyon Irrigation District, and Middleton School District.

6. The subject property is designated as “Residential” on the 2020 Canyon County Future Land Use Map.

7. The neighborhood meeting was held on 11/30/17 in accordance with CCZO §07-01-15.

8. Notice of the public hearing was provided in accordance with CCZO §07-05-01. Agency notice was provided

on 1/16/18, Newspaper notice was provided on 2/13/18, property owners within 300’ were notified by mail on

2/6/18, and the property was posted on or before 2/22/18.

9. The record herein consists of exhibits provided as part of the public hearing staff report, exhibits submitted

during the public hearing on March 1, 2018, and all information in case file PH2017-79.

Conclusions of Law

For case file PH2017-79 the Planning and Zoning Commission finds and concludes the following regarding the

Standards of Review for Conditional Use Permit (07-07-05).

A. Is the proposed use permitted in the zone by conditional use permit?

Conclusion: The proposed use is permitted in the zone by conditional use permit.

Finding: A special event facility is an allowed use with a conditional use permit in the “A” (Agricultural)

zone per CCZO §07-10-27.

B. What is the nature of the request?

The applicant is requesting a conditional use permit for a special events facility, for private weddings and

parties on parcel no. R37886010.

The subject property is located at 17010 Goodson Road, Caldwell, Idaho, in a portion of the SE ¼ of Section

18, T5N, R3W, BM, Canyon County.

C. Is the proposed use consistent with the Comprehensive Plan?

Conclusion: The proposed use is consistent with the Comprehensive Plan.

Finding: The use is consistent with the following Canyon County Comprehensive Plan goals & policies:


Property Rights Policy No.1- “No person shall be deprived of private property without due process of law.”

Economic Development Policy No. 2 – “Support existing business and industry in the county.” The

proposed special events facility will help to support a local existing business.

Land Use Goal No. 5 – “Achieve a land use balance, which recognizes that existing agricultural uses and

non-agricultural development may occur in the same area.” A special events facility would be a non-

agricultural use in a primarily agricultural and sporadic residential use area. The proposed use can be

requested via a conditional use permit in an “A” (Agricultural) zone and potential conflicts mitigated by

conditions of approval that are required to be adhered to if the use is to continue.

Public Services, Facilities and Utilities Policy No. 3 – “Encourage the establishment of new development to

be located within the boundaries of a rural fire protection district” The subject property is located within the

boundaries of Middleton Fire District.

D. Will the proposed use be injurious to other property in the immediate vicinity and/or negatively

change the essential character of the area?

Conclusion: The proposed use will not be injurious to other property in the immediate vicinity and will not

change the essential character of the area.

Finding: The proposed use, as conditioned, would not be injurious to other property in the immediate

vicinity and would not have a negative impact to the essential character of the area. As proposed by the

applicant and as conditioned, special events would only be held on Saturdays and music will end by 10 p.m.

Adherence to these stipulations will help to mitigate potential conflicts with surrounding residential uses.

No evidence has been received to indicate this use would have a negative impact to the property in the

vicinity or to the character of the area.

E. Will adequate water, sewer, irrigation, drainage and storm water drainage facilities, and utility

systems be provided to accommodate the use;

Conclusion: The use would not create an additional need for these services as proposed by the applicant.

Finding: The proposed use would necessitate the need for portable restrooms for each event. The number of

portable restrooms would be determined by the size of event.

Drinking water will be provided by clients and/or caterer for the event.

The proposed use would not require any change to irrigation and would not require any changes to drainage

and storm water facilities.

F. Does legal access to the subject property for the development exist or will it exist at the time of

development?

Conclusion: Access to the property exists via Goodson Road, a public road.

Finding: Notus-Parma Highway District stated the property has legal access via Goodson Road.

G. Will there be undue interference with existing or future traffic patterns?

Conclusion: There will be no undue interference with existing or future traffic patterns.


Finding: Evidence has not been provided that clearly indicates that there would be interference with existing

or future traffic patterns. Events are limited to one (1) day per week.

Notus-Parma Highway District No. 2 indicated that the District did not anticipate interference with traffic

patterns. (Exhibit 14).

H. Will essential services be provided to accommodate the use including, but not limited to, school

facilities, police and fire protection, emergency medical services, irrigation facilities, and will the

services be negatively impacted by such use or require additional public funding in order to meet the

needs created by the requested use?

Conclusion: Essential services will be provided and this application will not negatively impact existing

services or require additional public funding.

Finding: Canyon County Ambulance District, Middleton School District, Middleton Fire Department

Canyon County Sheriff, and Black Canyon Irrigation District were notified of the request and did not

provide responses to indicate that the proposed conditional use permit would have a negative impact.


Order

Based upon the Findings of Fact, Conclusions of Law and Conditions of Approval contained herein the Planning and

Zoning Commission approves Case # PH2017-79, a request for a Conditional Use Permit to operate a special

events facility on approximately 8.33 acres (R37886010), subject to the following conditions of approval:

General:

1. The development shall comply with all applicable federal, state, and county laws, ordinances, rules and

regulations that pertain to the subject property and the proposed use.

2. The proposed development shall be in general conformance with the applicant’s site plan (Exhibit 3).

3. Private weddings and parties shall not exceed 160 guests, as represented by the applicant in Exhibit 2.

4. Parking shall meet CCZO §07-13-01 requirements.

5. Signage visible from the public street right –of-way shall meet CCZO §07-10-13 requirements. The applicant

shall obtain administrative approval for signs that exceed 32 sq. ft. or if it is illuminated as required in the

Canyon County Zoning Ordinance (07-10-13)

6. Trash receptacles shall be provided for the use. Solid waste shall be removed from the site on a weekly basis.

7. Portable restrooms shall be provided for events and shall meet Southwest District Health Department

Requirements (if applicable).

8. Rental contracts with each event holder shall stipulate the same conditions of approval as the conditional use

permit.

9. The property owner shall be available at all times during events to enforce the rental contracts and the

conditions of approval of this case, PH2017-79.

10. All outdoor lights for the use shall be facing down and away from adjacent residential subdivisions or have shade

shields that direct light down and away from residential properties.

11. Special event hours shall be 12 p.m. to 11 p.m. on Saturdays only. Music and amplified sound shall end at 10

p.m. and the premises shall be vacated by guests no later than 11 p.m.

12. Office hours are Wednesday 2 p.m. to 7 p.m. and Friday 2 p.m. to 8 p.m.

Building Permits:

13. The applicant shall schedule a pre-application meeting with Development Services Department’s Building

Official and/or his appointed representative to identify a plan for bringing all structures being used for the

venue into compliance with current building code requirements. Any required building permits for structural

changes or changes to occupancy shall be completed and pass final inspection, prior to commencement of use

as a special events facility.

Access:

14. “No parking” signs shall be located along the driveway or it shall be entered into the rental contracts and enforced

by the property owner.


15. Access to the site shall be located as shown on the site plan (Exhibit 3).

16. Internal traffic flow shall be directed as shown on the site plan (Exhibit 3). A guest driveway to parking lot

shall be provided as shown. Emergency and delivery access shall be located as shown on Exhibit 3.

17. Internal signage shall be provided so patrons and emergency service providers utilize the correct access.

Signage shall be installed prior to commencement of use as a special events facility.

Fire Protection:

18. The applicant shall meet the requirements of Middleton Fire District.

Food Service:

19. All events in which outside food vendors sell food products on site, shall meet Southwest District Health

Department standards and must obtain all required approvals.

Time Limits:

20. The Conditional use permit shall terminate upon transfer of ownership of the property.

APPROVED this _________ day of _____________________, 2018.

PLANNING AND ZONING COMMISSION

CANYON COUNTY, IDAHO

______________________________________

Chairman, Richard Hall

State of Idaho )

SS

County of Canyon County )

On this ______day of _____________, in the year of 2018, before me_________________________, a notary public, personally

appeared __________________________________, personally known to me to be the person whose name is subscribed to the

within instrument, and acknowledged to me that he (she) executed the same.

Notary:

My Commission Expires: _______

Serenity Hill Ranch EXHIBIT 2 PH2017-79

APPLICANT’S LETTER OF INTENT:

Serenity Hill Ranch EXHIBIT 8A PH2017-79

planning commission staff report - canyonco.org · serenity hill ranch – special events staff...

Documents