PZ - Staff ReportSTAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 9/19/2019
DATE:
TO: Planning & Zoning Commission
FROM: Kevin Holmes, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2019-0088
Idaho Fine Arts Academy
LOCATION: 915 E. Central Drive
(SE % of Section 18, T. 3N., R. 1E)
L PROJECT DESCRIPTION
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Rezone of 18.96 acres of land from the I -L (Light Industrial) district to the C -G (General Retail and
Service District) zoning district.
II. SUMMARY OF REPORT
A. Project Summary
Acreage
Future Land Use Designation
Existing Land Use
Proposed Land Use(s)
Current Zoning
Proposed Zoning
Lots (# and type; bldg/common)
Physical Features (waterways,
hazards, flood plain, hillside)
Neighborhood meeting date; # of
attendees:
History (previous approvals)
Details
18.96
Commercial
Idaho State University parking lot (under construction),
athletics field and associated parking
Education Institution and associated parking
I -L (Light Industrial)
C -G (General Retail and Service Commercial District)
2 existing buildable lots
Nine Mile Creek along west property boundary
June 27, 2019; 1 attendee
AZ -09-001; DA #99050962; PFP-03-005; CPA -07-005;
H-2019-0045; A-2019-0171
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Planning & Zoning
Postinu Date
Legal notice published in
8/30/2019
newspaper
Radius notification mailed to
properties within 300 feet
8/27/2019
Nextdoor posting
8/27/2019
Public hearing notice sign posted
on property
9/9/2019
V. STAFF ANALYSIS
City Council
Postine Date
The applicant, West Ada School District (WASD), has applied for a rezone of 18.96 acres of land
from the I -L to the C -G zoning district. This request is consistent with the Commercial Future Land
Use Map (FLUM) designation as noted below in Section V.A. The legal description submitted with
the application, included in Exhibit VII.A, shows the boundaries of the property proposed to be
rezoned.
While no development is proposed with the subject rezone request, the applicant has submitted a
preliminary site layout showing the construction of a new fine arts academy for the West Ada School
District in the northeast corner of the property along E. Central Drive. The school is anticipated to
enroll students in grades 6-12. The current I -L zoning does not allow public educational institutions.
In the requested C -G zoning, public educational institutions are principally permitted, subject to the
specific use standards of UDC 11-4-3-14. If the subject rezone is approved, Certificate of Zoning
Compliance and Design Review for an educational institution will be required. There is no concept,
or future development shown for the middle of the property that is currently improved with grass and
used for recreational purposes. The southern portion of the subject property has already received
Certificate of Zoning Compliance and Design Review approval (A-2019-0171) for the construction of
a parking lot to serve the Idaho State University (ISU) facility to the east.
With rezone requests, the City may require the applicant to enter into a development agreement (DA)
pursuant to Idaho Code section 67-6511A. In this case, Staff does not recommend that a DA be
entered into at this time for this property. All of the surrounding properties are already zoned C -G.
The current I -L zoning this property has is incompatible with the surrounding uses and what the
Comprehensive Plan FLUM envisions for this area. In the event that the WASD plans do not
materialize, and this property is sold off, the requested C -G zoning is preferable to the current I -L
zoning. Should this occur, the uses allowed under the C -G designation on this property would be still
be subject to previous conditions of approval, administrative review, and Code requirements and
conditions of the C -G zoning. In addition, staff believes that the policies of the Comprehensive Plan
(analyzed immediately below in Section V.A) support the decision to create an entitlement
framework for the school district which expedites development and ensures development consistent
with City Code.
A. Comprehensive Plan (Comprehensive Plan))
This site is designated Commercial on the Future Land Use Map (FLUM) contained in the
Comprehensive Plan. The Commercial designation allows a wide variety of commercial, retail,
and appropriate public uses, including schools.
The proposed rezone demonstrates compliance with the following policies of the Plan: (Staff's
comments in italics)
Page 3
• "Look for ways to streamline the permitting and land use review process for approval of new
school facilities." (3.02.01G)
Not requiring the WASD to enter into a DA at this time will streamline the review process for
subsequent phases of development on this property.
• "Engage all education levels (K-12) to develop a highly educated and innovative workforce
with an entrepreneurial mindset." (4.02.03D)
The proposed 6-12 grade school will provide a more specialized curriculum than may not be
found at a traditional high school, contributing to the diverse and innovative workforce the
Comprehensive Plan envisions.
• "Ensure compatibility of schools with neighborhoods and adjacent land uses." (3.02.01J)
To the west of this property are office uses, to the north is the Idaho State Police facility, and
to the east is the existing WASD and ISU campus. All these properties are currently zoned C-
G. Therefore, the proposed C -G zoning is more compatible than the existing I -L zoning. Staff
has reviewed the adjacent land uses and determined they are compatible with a future
educational institution or any potential other uses allowed by the GG zoning.
B. Existing Structures/Site Improvements:
There is an existing parking lot and athletic field currently located on the northern portion of the
property. The southern portion of the property is being developed separately by ISU as a parking
lot. The provided conceptual plan shows a reconfiguration of the existing parking lot along E.
Central Drive and the construction of a Fine Arts Academy in the northeast corner of the
property. These site improvements are all required to be reviewed through the Certificate of
Zoning Compliance and Design Review process and will be subject to all applicable code
requirements and previous approvals. This includes the multi -use pathways, which are required to
be built with the first phase of WASD development as a condition of approval of the preceding
shot plat (H-2019-0045).
C. Proposed Zoning/Use Analysis:
The proposed C -G zoning district is consistent with the existing Commercial FLUM designation.
While no development/use is proposed with the subject rezone, it is envisioned that WASD will
construct a fine arts school on this site. Public Educational Institutions are listed as a principal
permitted use in the C -G zoning district per UDC Table 11-213-2 subject to the specific use
standards of UDC 11-4-3-14.
D. Dimensional Standards (UDC Table 11-2B-3):
Development is required to comply with the dimensional standards listed in UDC Table 11-2B-3
for the C -G district. Staff has reviewed the subject property and found the existing lots comply
with the minimum property size requirement. Future structures should comply with the minimum
setback, height, and other dimensional standards of the requested district.
E. Access (UDC 11 -3A -3j:
UDC 11 -3A -3A and Comprehensive Plan policy 3.06.02C directs development to limit private
access points on collector streets. The intent of the code and policy is to reduce congestion and
conflict points that cause safety concerns. The submitted preliminary layout plan depicts retaining
the existing two points of access from the northern parking lot to E. Central Dr., a collector
roadway. With the CZC and Design Review application, staff recommends the applicant remove
one of the existing access points to E. Central Dr. and utilize the drive aisle access approved with
the short plat (H-2019-0045), along the eastern edge of the property. This drive also provides
Page 4
access to the ISU parking lot on the southern property and the existing parking lot to the east of
the subject property. All of Lot 1, Block 1, should be shown/included with said CZC and Design
Review application.
F. Parking (UDC Table 11-3C-6):
Off-street vehicle parking is required to be provided for all new developments in accord with the
standards of UDC 11-3C. The design and layout of all parking facilities should be in compliance
with the standards of UDC 11-3A-19. Parking calculations and configurations will be reviewed
through the CZC and Design Review process.
G. Pathways (UDC 11 -3A -8,11 -3B -12C):
The Pathways Master Plan identifies multi -use pathway segments along the western edge of this
property, connecting from the southwest to the northeast corner and along E. Central Dr. Through
the preceding short plat approval, the appropriate public access easements have been dedicated
for these connections. A condition of approval for said short plat is that these pathways be
constructed with the first WASD phase of development. With the required CZC and Design
Review applications, the applicant should submit plans showing these facilities constructed to the
standards listed in UDC 11-3A-8 and 11-313-12C.
H. Sidewalks (UDC 11-3A-17):
A seven -foot attached sidewalk currently exists along E. Central Dr. With the first phase of
WASD development, this sidewalk should be replaced with a ten -foot wide multi -use pathway in
accord with the Pathways Master Plan and previous approvals for this property (H-2019-0045).
I. Landscaping (UDC 11-3B):
A 20 -foot wide landscape buffer is required along E. Central Dr. in accord with UDC Table 11-
22-3 and the standards listed in UDC 11-3B-7. Parking lot landscaping is required in accord with
the standards listed of UDC 11-313-8. A full landscape plan shall be included in any future CZC
and Design Review applications and will be reviewed for compliance at that time.
J. Waterways (UDC 11-3A-6):
The Nile Mile Creek, a natural waterway, runs along the western edge of the subject property. Per
UDC 11 -3A -6B.1, this waterway shall remain as a natural amenity and shall not be piped or
otherwise covered. The submitted preliminary site layout shows the creek remaining.
K. Fencing (UDC 11-3A-6, 11-3A-7):
All new fencing is required to comply with the standards listed in UDC 11-3A-7. No fencing is
proposed or shown with this application.
L. Utilities (UDC 11-3A-21):
All development is required to connect to the City water and sewer system unless otherwise
approved by the City Engineer in accord with UDC 11-3A-21. City water and sewer services are
stubbed to this site.
M. Pressure Irrigation (UDC I1 -3A-15 :
An underground pressurized irrigation system is required to be provided for the development in
accord with UDC 11-3A-15.
N. Storm Drainage (UDC 11 -3A -I8):
An adequate storm drainage system is required in all developments; design and construction shall
follow best management practice as adopted by the City as set forth in UDC 11-3A-18.
Page 5
O. Building Elevations (UDC 11-3A-19 I Architectural Standards Manual):
No building elevations were submitted with this application. The applicant is required to submit
elevations through the CZC and Design Review application process. All elevations shall comply
with the standards of the Meridian Architectural Standards Manual.
P. Certificate of Zoning Compliance (CZC)/Design Review (DR):
Prior to submittal of building permit applications, CZC and DR approval is required for all
structures and site modifications to ensure consistency with UDC standards, design
standards listed in the Architectural Standards Manual, specific use standards, and
previous approvals.
VI. DECISION
A. Staff:
Staff finds the proposed Rezone is consistent with the Comprehensive Plan and future
development will comply with the standards of the UDC; therefore, Staff recommends approval
of the proposed Rezone.
Page 6
VII. EXHIBITS
A. Rezone Legal Description and Exhibit Map
KELLER �
A,SS0CIATES
ExIbIt "A"
Rezone of 1303 E CENTRAL DR.
A portion of the SE 114 Section 18 T3N, R1 E, B -M., Ada County, Idaho more particularly
described as follows:
Commencing at the South 114 of said Section 18 which is a found Brass Cap as shown
on C. P. tip F. Inst, No. 103176247 from which the Center 114 Corner of said Section 18 which is
a found AI. Cap as shown on C. P. & F. Inst. No_ 5953497 .bears NOO°27'14"E, 2650:92 feet the
Basis of Bearing of this description, run thence N00°27'14"E along the westerly line of said
SE 114 Section 18, 1325.37 feet to a found 518" iron rod no cap said point being the POINT OF
BEGINNING.
Thence continue along said westerly line N00°27'14"E, 985.75 feet to a point on the
centerline of East Central Drive;
Thence along said centerline the following three (3) courses;
along a non -tangent curve to the left a distance of 80.86 feet, hawing a radius of
74.00 feet, a central angle of 66*1 "07", a long chord that bears S50'11 7'00"E, a
chord distance of 76.44 feet;
N87°0215"E„ 98.61 feet;
N89°38'40"E, 758.70 feet;
Thence leaving said centerline S00'G0'39"E, 789.90 feet;
Thence S56010138'VV, 40.20 feet;
Thence N89"53'06W, 94.71 feet;
Thence 500'01'49"E, 129.24 feet;
Thence S89°36'43'W, 795-90 feet to the POINT OF BEGINNING.
Said Parcel contains 19.49 acres.
GROWING POSSIBILITIES
Page 7
CENTER 114 CORNER SECTION 18 ECII EIT 'E3'
FOUND ALUMINUM CRP
CPB,F INST. Nos- 107143504, 8'953487
1303 E CENTRAL DR.
REZONE TO G -G
A PORTION OF LOT 2, BLOCK 1 OF JABIL SUBDIVISION
BOOK 88, PAGES 10179 -14180.
LOCATED IN THE SOUTHEAST 114 OF SECTION 18,
TOV NSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN,
CITY OF MERIDIAN, ADA COUNTY, IDAHO
N87" 32' 15'E
UNPLATTEU
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Page 8
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Page 9
B. Preliminary Site Layout (date: 4/30/2019)
H UMME L /Al PRELIMINARY SITE LAYOUT J_~ = =-
Page 10
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A. PLANNING COMMENTS
Prior to submittal of building permit applications, Certificate of Zoning Compliance and
Design Review approval is required for any structures and/or site modifications to ensure
consistency with UDC standards, design standards listed in the Architectural Standards
Manual, and previous approvals.
B. PUBLIC WORKS
No comment
Page 11
FINDINGS
C. Rezone (UDC 11-513-3E)
Required Findings: Upon recommendation from the commission, the council shall make a full
investigation and shall, at the public hearing, review the application. In order to grant an
annexation and/or rezone, the council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
Staff finds that the proposed map amendment to C -G and conceptual development plan is
consistent with the Commercial FL UM designations and goals of the Comprehensive Plan.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Staff finds that the proposed map amendment to the C -G zoning district is consistent with the
purpose statement for commercial districts in UDC 11-2B-1.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Staff finds that the proposed zoning map amendment will not be detrimental to the public
health, safety, or welfare. City utilities will be extended at the expense of the applicant. Staff
recommends the Commission and Council consider any oral or written testimony that may be
provided when determining this finding.
4. The map amendment shall not result in an adverse impact upon the delivery of services by
any political subdivision providing public services within the city including, but not limited
to, school districts; and
Staff finds that the proposed zoning amendment will not result in any adverse impact upon the
delivery of services by any political subdivision providing services to this site.
5. The annexation (as applicable) is in the best interest of city.
This finding this is not applicable because the request is for a rezone, not annexation.
Page 12