PZ - Staff Report REVISED
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STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
DATE: 1/3/2019
Continued from 12/6/2018
TO: Planning & Zoning Commission
FROM: Stephanie Leonard, Associate Planner
208-884-5533
Bruce Freckleton, Development Services
Manager
208-887-2211
SUBJECT: H-2018-0123
Pleasant View Elementary
PROPERTY LOCATION:
The north side of W. Gondola Dr., east of
N. Black Cat Road, midway between W.
McMillan Rd. and W. Chinden Blvd., in
the SW ¼ of Section 27, Township 4N,
Range 1W. (Parcel numbers:
S0427234000 and S0427314880).
I. PROJECT DESCRIPTION
The applicant, West Ada School District, has submitted an application for conditional use permit to
construct an approximately 65,000 square-foot education institution (elementary school) in an R-4 and R-
8 zoning district.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 22.86 (Final plat for Gondola Subdivision was recently
approved to create 9.05 acre buildable lot for school)
Future Land Use Designation Medium Density Residential
Existing Land Use Undeveloped
Proposed Land Use(s) Elementary School
Current Zoning R-4 and R-8
Proposed Zoning R-4 and R-8
Physical Features (waterways,
hazards, flood plain, hillside)
N/A
Neighborhood meeting date; # of
attendees:
October 11, 2018; 8 attendees
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Description Details Page
History (previous approvals) AZ-05-040, DA Inst. No. 111010393 (Volterra North) and
DA Inst. No. 109061598 (Bainbridge); PP-13-011 and PP-10-
004; H-2018-0116; CZC-14-070; FP-15-018
B. Community Metrics
Description Details Page
Ada County Highway District
Staff report (yes/no) No Yes 26
Requires ACHD
Commission Action
(yes/no)
No
Access (Arterial/Collectors/State
Hwy/Local)(Existing and Proposed)
W. Gondola Dr. (collector)
Traffic Level of Service
Stub Street/Interconnectivity/Cross
Access
Need to record cross-access agreement spanning lot 1, block
10 of Vicenza Subdivision No. 2 to allow for ingress/egress
via 3 proposed access points.
Existing Road Network
Existing Arterial Sidewalks /
Buffers
Black Cat Road – partial sidewalks (in front of developed
parcels)
McMillan Road – partial sidewalks (in front of developed
parcels)
Proposed Road Improvements
Fire Service
Accessibility Requesting additional emergency access point
Special/resource needs No additional resource needs
Police Service
Distance to Police Station 8 miles
Police Response Time 5 minutes
Calls for Service 76 calls between 11/1/2017-10/31/2018
% of calls for service split
by priority
% of P3 CFS – 2.6%
% of P2 CFS – 63.2%
% of P0 CFS – 34.2%
Accessibility No issue
Specialty/resource needs No additional resource needs
Crimes 88
Crashes 10
Other Reports N/A
Distance to nearest City Park (+
size)
Approximately 1/3 mile (7.5 acres)
West Ada School District
Distance (elem, ms, hs) Hunter Elementary – 1.5 miles
Sawtooth Middle School – 2 miles
Owyhee High School – 1.9 miles (Recently approved H-2018-
0075)
Capacity of Schools
# of Students Enrolled
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C. Project Area Maps
Future Land Use Map
Aerial Map
Zoning Map
Planned Development Map
III. APPLICANT INFORMATION
A. Applicant/Owner
West Ada School District – 1303 East Central Drive, Meridian, Idaho 83642
B. Representatives:
WH Pacific Engineers – 2141 W. Airport Way, Boise, Idaho 83705
LKV Architects – 2400 E. Riverwalk Drive, Boise, Idaho 83706
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IV. NOTICING
A. Newspaper notification published on: 11/13/2018
B. Radius notice mailed to properties within 300 feet on: 11/13/2018
C. Applicant posted notice on site on: 11/26/2018
D. Nextdoor posting: 11/13/2018
E. Neighborhood meeting date and number of attendees: October 11, 2018; 8 attendees +
Applicant
V. STAFF ANALYSIS
The applicant requests a conditional use permit to construct an approximately 65,000 square-
foot education institution (public elementary school) on 9.05 acres of land in the R-4 and R-8
zoning districts as required by UDC Table 11-2A-2. The proposed elementary school will
accommodate approximately 650 students, ranging from Kindergarten to 5th grade, and is
proposed to open in the fall of 2020 if granted CUP approval.
The Comprehensive Plan Future Land Use Map (FLUM) designates this site as Medium-
density Residential (MDR). MDR designated areas allow smaller lots for residential purposes
within City limits. Uses may include single-family homes at gross densities of 3 to 8
dwelling units per acre (d.u./acre). While single-family residential uses are typical in the R-4
and R-8 zoning districts, education institution uses are permitted with approval of a CUP.
The applicant recently received final plat approval (H-2018-0116) for two lots, one of which
is a building lot on 9.05 acres. The other lot is a common lot for the street buffer along W.
Gondola Dr., which was included and constructed with the development for Vicenza
Subdivision No. 2 final plat. The proposed school will be located on the 9.05 acre buildable
lot.
Staff finds the following Comprehensive Plan policies to be applicable to this property and
apply to the proposed use:
A. Comprehensive Plan Policies
“Support the location of school sites within every square mile.” (3.02.01B)
“Work with West Ada School District so elementary schools are sited in locations that
are safe for the children, easily accessible by automobile, transit, walking and bicycle.
Elementary schools should not be "hidden" within subdivisions or otherwise made
inaccessible to the public.” (3.02.01F)
“Ensure compatibility of schools with neighborhoods and adjacent land uses.” (3.02.01J)
“Ensure development provides safe routes and access to schools, parks and other
community gathering places.” (3.07.02N)
B. Dimensional Standards
Development is required to comply with the dimensional standards of the applicable
zoning district as set forth in UDC Tables 11-2A-5 and 11-2A-6 for the R-4 and R-8
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zoning districts respectively. The current proposal is in compliance with the standards
below.
C. Specific Use Standards
The proposed use is subject to the specific use standards listed in UDC 11-4-3-14,
Education Institution. The applicant is planning on placement of portables for expansion
of classroom space depending on future student enrollment. When this need arises, the
applicant shall install portables in accord with UDC 11-4-3-14F:
F. Portable Classrooms (Temporary And Permanent): The site plan for all education
institutions shall include the location of any future portable classrooms (temporary
and/or permanent).
1. Temporary Portables: A temporary portable classroom shall be an accessory use
valid for a maximum period of four (4) years from the date of issuance of a
certificate of occupancy.
a. Temporary portable classrooms that meet the standards as set forth in
subsection F4 of this section shall require a certificate of zoning compliance
approval but shall not be subject to design review.
b. Temporary portable classrooms that do not meet the standards as set forth in
subsection F4 of this section shall require a conditional use permit but shall
not be subject to design review.
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2. Permanent Portables: Prior to the termination of the four (4) year permit, the
applicant may request to convert a temporary portable classroom to a permanent
portable classroom.
a. Permanent portable classrooms that meet the standards as set forth in
subsection F4 of this section shall require a certificate of zoning compliance
and design review approval.
b. Permanent portable classrooms that do not meet the standards as set forth in
subsection F4 of this section shall require a conditional use permit and design
review approval.
3. Permit Termination: Upon termination of the four (4) year permit, the temporary
portable classroom approval shall be null and void and the applicant shall remove
the structure immediately.
4. Standards:
a. The portable classroom shall not be located in the front yard of the principal
school structure.
b. The portable classroom shall not be located in any required yard.
c. The placement of the portable classroom shall not reduce the number of
required off street parking spaces.
d. The portable structures shall comply with the building code in accord with
title 10 of this code.
e. Exterior colors of the portable classrooms shall be compatible with the color
of the primary school building.
f. The roofing material on the portable classrooms shall be of a finish that emits
a minimal amount of glare.
g. Where the portable classroom is located within two hundred feet (200') of a
street and is visible from such a street, the portable classroom shall be
screened from view of the street with a minimum of one evergreen tree per
fifteen feet (15') of linear structure. The tree shall be a minimum of six feet
(6') in height. (Ord. 10-1461, 10-12-2010, eff. 10-18-2010)
Staff recommends that the site and landscape plans submitted with CZC and DES
applications reflect these standards.
D. Access
Although UDC 11-3A-3 restricts access to collector roadways, Staff is amenable to
granting access via W. Gondola Drive (a collector) since the site would not allow for
another point of access. The first proposed site plan depicted two points of access to the
site via two full-access driveways into the west and east parking lots on W. Gondola
Drive. The Fire Department required an additional access point be added as the original
site plan’s access points did not have adequate separation between two access points for
the height of the building. The applicant revised their site plan to include a third access
point via W. Gondola Dr. fulfilling those requirements. The western driveway is
proposed to be aligned with the new residential street, Cedar Grove Drive. The proposed
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access points intersect a common lot located within lot 1, block 10 in Vicenza Subdivision
No. 2. The applicant needs to obtain permission from Vicenza Subdivision No. 2 to cross
lot 1, block 10 for the three proposed access points. The applicant shall submit
documentation granting access with the CZC and DES applications.
E. Parking
Off-street parking is required to be provided on the site in accord with UDC Table 11-
3C-6B. The number of spaces is typically determined by the district. However, in this
case because the proposed use is more commercial than residential in nature, staff
recommends the commercial standards apply to ensure adequate parking is provided for
the use. Based on the proposed square footage of the structure (i.e. 65,000 square feet), a
minimum of 130 parking spaces are required; a total of 145 spaces are proposed in
excess of UDC standards.
Per UDC 11-3A-19B-3a, no more than 50-percent of the total off-street parking area for
the site shall be located between building facades and abutting streets for properties
greater than two acres. The applicant shall be required to request alternative compliance
(ALT) per UDC 11-5B-5 for the currently proposed site plan. The ALT request shall meet
or exceed the intent of UDC 11-3A-19 and shall be submitted concurrently with the CZC
and DES applications.
Additionally, the proposed parking area will prevent the applicant from complying with
UDC 11-3A-19B-2b which requires that a minimum of 40-percent of the buildable
frontage of the property be occupied by building facades and/or public space. The
applicant shall submit a request for ALT per UDC 11-5B-5 to deviate from UDC
requirements. The ALT request shall be submitted concurrently with the CZC and DES
applications.
F. Sidewalks and Pathways
Sidewalks exist along W. Gondola Drive and San Vito Way to provide pedestrian
connection to existing neighborhoods and services. There are gaps in sidewalk
connections along W. McMillan Road, N. Black Cat Road, and W. Chinden Boulevard
within the typical 1.5 mile walk zone. Access to buses by students within the typical 1.5
mile walk zone will be required until the sidewalk and pathway system is completed in
the area.
A ten-foot multi-use pathway was provided with the construction of the subdivision in
accord with Comprehensive Plan action items #3.03.03B, “Require pedestrian access
connectors in all new development to link subdivisions together to promote neighborhood
connectivity as part of a community pathway system” and #5.03.01A, “Implement the
City’s Pathways Master Plan.” The multi-use pathway will support a needed service in
close proximity to residences, businesses and services, in accord with Comprehensive
Plan action item #2.01.01A, “Provide a walkable community through good design”.
Additionally, an asphalt pathway is proposed around the perimeter of the site and will
make connection to existing subdivision pathways to the north, west and east sides of the
site.
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G. Landscaping
A 20-foot wide street buffer is required along W. Gondola Dr. in accord with UDC
Tables 11-2A-5 and 11-2A-6 and landscaped in accord with the standards listed in UDC
11-3B-7C. Although not required to install a landscape buffer to adjoining residential
uses, the applicant is proposing to install a minimum of approximately 15 feet of
landscape buffer including trees and vegetative groundcover along the Bainbridge and
Bainbridge Hess Subdivisions to the north, west and east of the site. Landscaping along
W. Gondola Dr. and abutting residential uses is proposed in excess of UDC standards.
Parking lot landscaping is required to comply with the standards listed in UDC 11-3B-8C
and in accord with Comprehensive Plan action item #2.01.04B, “Require all new and
reconstructed parking lots to provide landscaping in internal islands and along streets,
and to positively influence the physical and visual environment through screening, paving
materials, and other landscape techniques.” The plan as submitted depicts one row of
parking spanning 13 stalls in the western parking lot that should include an interior
planter island in accord with UDC 11-3B-8C-2.
The current site plan depicts removal of four existing trees along W. Gondola Dr. The
applicant shall contact Elroy Huff, City Arborist, at 888-3579 to schedule an
appointment to confirm mitigation requirements prior to removal of any trees on site.
H. Traffic
A Traffic Impact Study (TIS) was submitted to ACHD for review with this application.
The TIS estimates the new elementary school will generate approximately 1,200 daily
trips; 435 during the AM peak hour and 221 during the PM peak hour.
The location and design of school zones and flashing beacon lights will be addressed
during the design review process with collaboration from ACHD staff. Ultimate
development and approval of school zones will be through ACHD in cooperation with
the West Ada School District.
A summary of the intersection and roadway standards evaluation is below, analysis and
the full TIS study can be found in the project folder here:
http://weblink.meridiancity.org/weblink8/0/fol/157714/Row1.aspx
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ITD has reviewed the TIS and has determined that the intersection of Black Cat Road and
Chinden Blvd. should be signalized prior to the school's opening. Staff is unsure if there
is adequate right-of-way to ensure the installation of the signal because the roadway may
not be improved before the school’s opening. Staff recommends that the Commission
determine if the signal at Black Cat Road and Chinden Blvd. intersection as requested by
ITD should be required with the construction of the school.
ACHD has completed a staff report for this project, which has been added to Section
VIII.9 of this staff report per a request from the Planning and Zoning Commission at the
original hearing on December 6, 2018. West Ada School District is in agreement with the
conditions stated in that staff report.
I. Site Circulation
Bus circulation, student parking, staff parking, parent drop-off circulation, on-site
pedestrian routes and a crossing guard plan were evaluated and submitted as part of the
TIS.
The primary parent drop-off area is proposed to be located in the eastern parking lot and
has been designed to allow parents to drop students off curbside. A secondary drop-off is
located on an island south of the primary drop-off with a designated crosswalk proposed
to ensure children cross safely. Faculty and bus drop-off areas are proposed to be located
in the western parking lot.
Crossing guard locations have been recommended for consideration and should be
finalized with collaboration between ACHD and the West Ada School District.
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J. Building Elevations
The applicant has submitted conceptual elevations of the proposed building included in
Exhibit VII.C. Building materials consist of masonry veneer, structural masonry block,
and accent metal panels. The proposed building is single-story with a combination of
pitched metal roofing and low slope roofing with parapets to screen rooftop mounted
mechanical systems. The three classroom wings will be approximately 23.5 feet in
height, the gymnasium portion of the building will be 32 feet in height. The final design
of the structure is required to comply with the design standards listed in the Architectural
Standards Manual.
K. Trash Enclosure
A trash enclosure is depicted on the site plan in the western parking lot. A detail of the
enclosure should be submitted with the Certificate of Zoning Compliance application.
The applicant should coordinate with Republic Services on the design and location of the
enclosure.
L. Fencing
Fencing proposed along the perimeter of the site shall comply with the standards listed in
UDC 11-3A-6 and 11-3A-7. In accord with Comprehensive Plan action item #3.02.01J,
“Ensure compatibility of schools with neighborhoods and adjacent land uses”, The
submitted site plan depicts a 4-foot fence, however no detail has been provided. Staff
recommends that the applicant submit fence details prior to the hearing.
Additionally, double-fencing is prohibited adjacent to common areas per UDC 11-3A-
7A-7b, the applicant shall coordinate fencing with Bainbridge Subdivision to comply
with this requirement.
M. Certificate of Zoning Compliance (CZC) and Design Review (DES)
If approved, the applicant will be required to obtain approval of a CZC application for
establishment of the new use and to ensure all site improvements comply with the
provisions of the UDC and the conditions in this report prior to construction, in accord
with UDC 11-5B-1. The applicant will also be required to submit an application for DES
concurrent with the CZC application in accord with UDC 11-5B-8. The site and building
design is required to be generally consistent with the elevations and site plan submitted
with this application and the standards listed in UDC 11-3A-19 and the City of Meridian
Architectural Standards Manual.
N. Utilities:
a. Location of sewer: A sanitary sewer main intended to provide service to the subject
property currently exists in W. Gondola Drive.
b. Location of water: Water mains intended to provide service to the subject property
currently exists along the west boundary, and along the south boundary in W.
Gondola Drive.
c. Issues or concerns: None
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VI. DECISION
A. Staff:
Staff recommends approval of the proposed conditional use permit application in accord
with the Findings in Section IX per the provisions in Section VIII.
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VII. EXHIBITS
A. Site Plan (Dated: November 29, 2018)
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B. Landscape Plan (Dated: October 15, 2018)
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C. Building Elevations (Dated: October 18, 2018)
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VIII. CITY/AGENCY COMMENTS & CONDITIONS
1. PLANNING DIVISION
1. The applicant shall comply with all conditions of previous approvals (AZ-05-040, DA
Inst. No. 111010393 and DA Inst. No. 109061598; PP-13-011 and PP-10-004; H-2018-
0116; FP-15-018) associated with this property.
2. The applicant shall comply with the Specific Use Standards listed in UDC 11-4-3-14,
Education Institution.
3. The site plan, included in Exhibit VII.A, dated November 29, 2018 shall be revised as
follows:
a. Record a cross-access agreement for access across lot 1, block 10 of Vicenza
Subdivision No. 2 to allow for ingress/egress via the 3 proposed access points from
W. Gondola Dr.
b. Future portable classrooms should be depicted with site/landscape plan for CZC
and DES approval. Placement shall be in accord with UDC 11-4-3-14F.
4. The landscape plan included in Exhibit VII.B, dated October 15, 2018, shall be revised as
follows:
a. Interior parking lot landscaping shall comply with UDC 11-3B-8C-2a.
b. The applicant shall contact Elroy Huff, City Arborist, at 888-3579 to schedule an
appointment to confirm mitigation requirements prior to removal of any trees on
the site.
c. A revised landscape plan including the three proposed access points shall be
submitted with CZC and DES application.
d. Prior to Planning and Zoning Commission, details of the perimeter fencing shall
be submitted.
e. The applicant shall coordinate fencing with Bainbridge Subdivision to comply
with UDC 11-3A-7A-7b.
5. Development of this site shall substantially comply with the site plan, landscape plan and
building elevations included in Exhibit VII and the conditions of approval in this report.
6. The applicant is required to submit a Certificate of Zoning Compliance (CZC) and
Administrative Design Review (DES) application to the Planning Division for approval
of the proposed use and final site layout and building designs prior to submittal of a
building permit application.
7. The applicant shall submit a request for alternative compliance to deviate from the UDC
Structure and Site Design Standards (UDC 11-3A-19B-2b and UDC 11-3A-19B-3a) in
accord with UDC 11-5B-5.
8. The proposed site layout and structures are required to comply with the design standards
listed in UDC 11-3A-19 and the guidelines contained in the Architectural Standards
Manual (ASM).
9. Staff’s failure to cite specific ordinance provisions or terms of the approved conditional
use does not relieve the applicant of responsibility for compliance.
10. The applicant shall have a maximum of two (2) years to commence the educational
institution use as permitted in accord with the conditions of approval listed above. If the
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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.
11. 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.
12. The applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-11.
13. All signage for the property is subject to the standards set forth in UDC 11-3D.
14. Prior to applying for a building permit, the applicant shall record the Gondola final plat
(H-2018-0116).
2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval
2.1.1 Sanitary sewer and water mains/services are currently available on the subject site. The
applicant shall be responsible for the abandonment, per Meridian City standards, of any
existing mainlines or services that are not utilized.
2.1.2 At least 2000 gpm of domestic water supply is available at 20 psi at the water main
around school. Applicant to coordinate with Public Works Engineering if a higher flow is
required.
2.2 General Conditions of Approval
2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to
provide service outside of a public right-of-way. 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.
2.2.2 The applicant shall provide easement(s) for all public water/sewer mains outside of
public right of way (include all water services and hydrants). The easement widths shall
be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be
dedicated via the plat, but rather dedicated outside the plat process using the City of
Meridian’s standard forms. The easement shall be graphically depicted on the plat for
reference purposes. Submit an executed easement (on the form available from Public
Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor,
which must include the area of the easement (marked EXHIBIT A) and an 81/2” x 11”
map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be
sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a
note to the plat referencing this document. All easements must be submitted, reviewed,
and approved prior to development plan approval.
2.2.3 All improvements related to public life, safety and health shall be completed prior to
occupancy of the structures.
2.2.4 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.
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2.2.5 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.
2.2.6 Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
2.2.7 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.2.8 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.
2.2.9 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.
2.2.10 At the completion of the project, the applicant shall be responsible to submit record
drawings for any new public water and/or sanitary sewer mainlines, 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.
2.2.11 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 public 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. Applicant must file an application for
surety, which can be found on the Community Development Department website. Please
contact Land Development Service for more information at 887-221.
3. FIRE DEPARTMENT
1. The two currently proposed access points are too close together for a 65,000 sq. ft. building.
The additional access point will be required for approval of the project.
4. POLICE DEPARTMENT
SUMMARY OF REPORT:
1. Police Response Time- The proposed development Pleasant View Elementary School
is approximately 8.0 miles from the Meridian Police Department. The expected response
time to this area in an emergency is about 5 minutes. Between 11/1/2017 – 10/31/2018
the Meridian Police Department responded to 76 calls for service within a mile of the
proposed development. Most of these calls were related to thefts. During this same time
period the Meridian Police Department responded to 10 crashes within a mile of the
proposed development. Most of these crashes 60% were injury related. See attached
document for additional details on calls.
2. Accessibility – Access for the Meridian Police Department is not an issue for the
proposed development in this area. The roadways surrounding this area are more than
adequate and the area already has sidewalks on both sides of the roadway.
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3. Resource needs - There are no additional staffing, equipment needs or other resources
needed to serve the proposed development.
4. Other comments- The Meridian Police Department already serves this growing area.
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5. CENTRAL DISTRICT HEALTH DEPARTMENT (CDHD)
6. NAMPA MERIDIAN IRRIGATION DISTRICT (NMID)
No comment on the subject application.
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7. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ)
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8. IDAHO TRANSPORATION DEPARTMENT (ITD)
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9. ADA COUNTY HIGHWAY DISTRICT (ACHD)
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IX. FINDINGS
CONDITIONAL USE PERMIT:
The Commission shall base its determination on the conditional use permit request on 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 site is large enough to accommodate the proposed use and meet the
dimensional and development regulations of the R-4 and R-8 zoning districts and the specific
use standards listed in UDC 11-4-3-14, Education Institution.
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 education institution in the R-4 and R-8 zoning districts is a
desired use.
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 general design, construction, operation and maintenance of the education
institution should be compatible with agricultural and existing and planned residential uses in
the vicinity. Further, staff finds that the proposed project will be compatible with the existing
and intended character of the area and will not adversely change the character thereof.
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 the proposed development should not adversely affect other property in the
vicinity. If approved, conditions of approval will be included in Exhibit VIII of this staff
report to ensure the proposed use will not adversely affect other properties in the vicinity.
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.
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.
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Staff finds that the proposed development should not involve activities that will create
nuisances that would be detrimental to the general welfare of the surrounding 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 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.