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PZ - Staff ReportMountain View HS Addition – CUP H-2018-0089 PAGE 1 STAFF REPORT Hearing Date: September 20, 2018 TO: Planning & Zoning Commission FROM: Sonya Allen, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: Mountain View High School Addition – CUP (H-2018-0089) I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, Joint School District No. 2, has submitted an application for a conditional use permit (CUP) to construct a 25,204 square foot addition to the existing 249,724 square foot public education institution (high school) in an R-4 zoning district. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed CUP application, in accord with the Findings of Fact and Conclusions of Law in Exhibit C. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2018- 0089, as presented during the hearing on September 20, 2018, with the following modifications: (Add any proposed modifications). Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2018-0089, as presented in the staff report for the hearing date of September 20, 2018, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2018-0089 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) IV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The site is located at 2000 S. Millennium Way, in the NW ¼ of Section 20, Township 3N., Range 1E. B. Owner/Applicant: Joint School District No. 2 1303 E. Central Dr. Meridian, ID 83642 Mountain View HS Addition – CUP H-2018-0089 PAGE 2 C. Representative: Jacob Rivard, Hummel Architects 2785 N. Bogus Basin Rd. Boise, 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 application, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: August 31, 2018 C. Radius notices mailed to properties within 300 feet on: August 24, 2018 D. Posted to Next Door: August 28, 2018 E. Applicant posted notice on site(s) on: September 7, 2018 VI. LAND USE A. Existing Land Use(s) and Zoning: This property is developed with Mountain View High School, zoned R-4. B. Character of Surrounding Area and Adjacent Land Use and Zoning: 1. North: Professional office s and multi-family development, zoned L-O 2. South: Residential subdivisions and City park, zoned R-4 3. East: Vacant commercial and residential properties and multi-family development, zoned C- G and R-15 4. West: Church and seminary and residential subdivisions, zoned R-8, R-4, and RR in Ada County C. History of Previous Actions: The property was annexed into the City on March 10, 1994 (Ord. 658). In 1994, the property was part of a 97 acre preliminary plat for Sundance Subdivision. In 2000, a preliminary plat (Resolution Business Park) consisting of 107 acres, 54.99 acres for the school, was approved. In 2001, a certificate of zoning compliance was approved to construct the high school. In 2004, 2007, 2013, 2014 and 2015 certificate of zoning compliances were approved for modular classrooms. In 2017, a certificate of zoning compliance was approved for a new baseball practice facility. D. Utilities: 1. Public Works: a. Location of sewer: Sanitary sewer service to the subject site is existing. b. Location of water: Domestic water service to the subject site is existing. c. Issues or concerns: None E. Physical Features: 1. Canals/Ditches Irrigation: The Hunter Lateral runs along the west boundary of the site. 2. Hazards: Staff is not aware of any hazards that exist on this property. 3. Flood Plain: This site is not located in the Meridian Floodplain Overlay District. Mountain View HS Addition – CUP H-2018-0089 PAGE 3 VII. COMPREHENSIVE PLAN POLICIES AND GOALS The Comprehensive Plan Future Land Use Map (FLUM) designates this site as Civic. The purpose of the Civic designation is to preserve and protect existing and planned municipal, state, and federal lands for area residents and visitors. This category includes public lands, law enforcement facilities, post offices, fire stations, cemeteries, public utility sites (excluding ACHD), public parks, public schools, and other government owned sites within the Area of City Impact. This 54.99 acre site is zoned R-4 and was developed with a 249,724 square foot education institution (high school) in 2003. The proposed 25,204 square foot addition will provide additional classroom and cafeteria space to the existing high school consistent with the Civic designation. Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed use of this property (staff analysis in italics):  “Ensure compatibility of schools with neighborhoods and adjacent land uses.” (3.02.01J) Expansion of the existing school will provide more capacity to a use that has proven to be compatible with surrounding neighborhoods and adjacent land uses. Although the existing high school has had an impact on the surrounding developments, traffic, and neighborhood parking, the addition is needed to increase the capacity of the school to provide a necessary service to the community. Staff realizes that traffic will increase with the addition, but believes that it should have minimal effect on the surrounding developments.  “Ensure development provides safe routes and access to schools, parks and other community gathering places.” (3.07.02N) The existing property was developed with a variety of pathways to surrounding neighborhoods, businesses and services. The addition will not impact existing connectivity or safe routes. VIII. UNIFIED DEVELOPMENT CODE (UDC) A. Purpose Statement of Zoning District: The purpose of the residential districts is to provide for a range of housing opportunities consistent with the Meridian Comprehensive Plan. Residential districts are distinguished by the dimensional standards of the corresponding zone and housing types that can be accommodated. B. Schedule of Use: UDC Table 11-2A-2 lists the principal permitted (P), accessory (A), conditional (C), and prohibited (-) uses in the proposed R-4 zoning district. Any use not explicitly listed is prohibited. The proposed public education institution is listed as a conditional use in the R-4 zoning district; compliance with the specific use standards listed in UDC 11-4-3-14, Education Institution, is required. C. Dimensional Standards: Development of the site should be consistent with the dimensional standards listed in UDC Table 11-2A-5 for the R-4 zoning district. D. Landscaping: Landscaping is required to be provided on the site in accord with the standards listed in UDC 11-3B as applicable. E. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6B for non- residential uses. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: Conditional Use Permit (CUP): A CUP is required for the proposed education institution (high school) since the property is Mountain View HS Addition – CUP H-2018-0089 PAGE 4 located in the R-4 zoning district as set forth in UDC Table 11-2A-2 and the specific use standards listed in 11-4-3-14, Education Institution. When the school was constructed in 2001, the ordinance at the time allowed schools as principally permitted uses in residential districts. Specific Use Standards: There are specific use standards listed in UDC 11-4-3-14, Education Institution, that apply to the proposed use. If approved, the proposed use is required to comply with the standards pertaining to accessory uses and portable classrooms, as applicable. Parking: Off-street parking should be provided for the proposed use in accord with the standards listed in UDC Table 11-3C-6B for non-residential uses in residential districts (1 space for every 500 square feet of gross floor area). Based on the square footage of the proposed structure (25,204), and the square footage of the existing structure (249,724) a minimum of 550 spaces are required for the entire site. No additional parking spaces are required since the addition will not eliminate any existing parking and there are 1,223 existing spaces in excess of UDC standards on the site in accord with this requirement to accommodate students, staff, visitors and event parking needs. Landscaping: Landscaping is required to be provided on the site as set forth in UDC Table 11- 2A-6 per the standards listed in UDC 11-3B. The proposed addition will require that several trees be relocated, per UDC 11-3B-10, mitigation shall be required for all existing trees four inch (4”) caliper or greater. A tree mitigation plan is required to be coordinated with the City Arborist, Elroy Huff, and submitted concurrent with Certificate of Zoning Compliance and Design Review applications. Building Elevations: Conceptual building elevations for the proposed addition were submitted with this application (see Exhibit A.4). The structure is proposed to be consistent with the existing high school façade. Building materials are proposed to consist of concrete masonry veneer to match existing façade, aluminum storefront windows, and two roll-up aluminum doors. Standing seam roof panels will be installed to provide weather protection to the south entry doors and to match the existing high school. The architectural character of the structure is required to comply with the standards listed in UDC 11-3A-19 and the Architectural Standards Manual. Certificate of Zoning Compliance: If approved, a Certificate of Zoning Compliance application is required to be submitted for establishment of the new use and to ensure all site improvements comply with the provisions of the UDC and any associated requirements prior to construction, in accord with UDC 11-5B-1. Design Review: If approved, a Design Review application is required to be submitted concurrent with the Certificate of Zoning Compliance application in accord with UDC 11-5B-8. The site and building design is required to be generally consistent with the conceptual building elevations, site plan and landscape plan submitted with this application and the standards listed in UDC 11-3A- 19 and the City of Meridian Architectural Standards Manual. Staff recommends approval of the proposed CUP application in accord with the findings contained in Exhibit B. X. EXHIBITS A. Drawings/Other 1. Vicinity/Zoning Map 2. Proposed Site Plan (dated: 8/08/18) 3. Proposed Landscape Plan (dated: 8/08/18) Mountain View HS Addition – CUP H-2018-0089 PAGE 5 4. Conceptual Building Elevations (dated: 1/30/18) B. Conditions of Approval 1. Planning 2. Public Works Department 3. Fire Department 4. Police Department 5. Parks Department 6. Ada County Highway District 7. Idaho Transportation Department 8. Nampa Meridian Irrigation District 9. Department of Environmental Quality C. Required Findings from Unified Development Code Exhibit A Page 1 A. Drawings/Other Exhibit A.1: Vicinity/Zoning Map Mountain View HS Addition – CUP H-2018-0089 PAGE 2 Exhibit A.2: Proposed Site Plan (dated: 8/08/18) Mountain View HS Addition – CUP H-2018-0089 PAGE 3 Mountain View HS Addition – CUP H-2018-0089 PAGE 4 Exhibit A.3: Proposed Landscape Plan (dated: 8/08/18) Mountain View HS Addition – CUP H-2018-0089 PAGE 5 Exhibit A.4: Conceptual Building Elevations (dated: 1/30/18) Mountain View HS Addition – CUP H-2018-0089 PAGE 6 B. Conditions of Approval 1. PLANNING DIVISION 1.1 Development of the site shall substantially comply with the site plan, landscape plan and building elevations included in Exhibit A, and the conditions of approval listed herein. 1.2 The applicant shall comply with the specific use standards listed in UDC 11-4-3-14, Education Institution. 1.3 The site and landscape plans, dated 8/08/18, included in Exhibit A shall be revised as follows (as applicable): a. The applicant shall provide details of the required tree mitigation plan with the Certificate of Zoning Compliance application. 1.4 The applicant is required to submit a Certificate of Zoning Compliance application for approval of the proposed use and site layout from the Planning Division prior to submittal of a building permit application. 1.5 The applicant shall submit a Design Review application concurrent with the Certificate of Zoning Compliance application for approval of the site layout and building elevations. The proposed site layout and structures are required to comply with the design standards listed in UDC 11-3A-19 and the Architectural Standards Manual. The future structure shall comply with commercial architectural design standards, rather than the residential standards, due to the type of use. Dimensional standards shall comply with UDC table 11-2A-5, medium low-density residential district (R-4). 1.7 Staff’s failure to cite specific ordinance provisions or terms of the approved conditional use does not relieve the applicant of responsibility for compliance. 1.8 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. 1.9 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 2.1 Site Specific Conditions of Approval 2.1.1 Sanitary sewer and water services currently exist on the subject site, and no new connections are being proposed with this application. 2.1.2 The site plan provided in the application does indicate the existence of an underground storm water disposal facility within the envelope of the proposed structure, however there is no indication of what is planned for the relocation/replacement of this facility. 2.2 General Conditions of Approval 2.2.1 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. 2.2.2 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act. Mountain View HS Addition – CUP H-2018-0089 PAGE 7 2.2.3 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.2.4 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.2.5 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. 2.2.6 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 ACHD. 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. 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. PARKS DEPARTMENT 5.1 The Parks Department has no concerns with this application. 6. ADA COUNTY HIGHWAY DISTRICT (ACHD) 6.1 Ada County Highway District did not provide comment on this application. 7. IDAHO TRANSPORTATION DEPARTMENT (ITD) 7.1 Idaho Transportation Department did not provide comment on this application. 8. NAMPA MERIDIAN IRRIGATION DISTRICT 8.1 Nampa Meridian Irrigation District did not provide comment on this application. Mountain View HS Addition – CUP H-2018-0089 PAGE 8 9. DEPARTMENT OF ENVIRONMENTAL QUALITY Mountain View HS Addition – CUP H-2018-0089 PAGE 9 Mountain View HS Addition – CUP H-2018-0089 PAGE 10 Mountain View HS Addition – CUP H-2018-0089 PAGE 11 Mountain View HS Addition – CUP H-2018-0089 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 R-4 district as required by the UDC (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 Civic designation for this site if designed in accord with the conditions listed in Exhibit B. 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 the proposed use will provide a necessary service to surrounding residences and should be compatible with other existing and future uses in the general area 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 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 were provided to this property with development of the subdivision; services will be extended to the proposed building by the developer. 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. - 13 - g. That the proposed use will not involve activities or processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. Staff finds the proposed use will not involve excessive traffic, noise, or odors that will be detrimental to any persons, property or the general welfare. h. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. Staff finds that the proposed use will not result in the destruction, loss or damage of any natural, scenic or historic feature of major importance in this area.