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HomeMy WebLinkAboutPZ - Staff ReportOwyhee High School – AZ, CUP H-2018-0075 PAGE 1 STAFF REPORT Hearing Date: September 6, 2018 TO: Planning & Zoning Commission FROM: Sonya Allen, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: Owyhee High School – AZ, CUP (H-2018-0075) I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, Joint School District No. 2, has submitted an application for annexation and zoning (AZ) of 108.76 acres of land from the RUT zoning district in Ada County to the R-8 zoning district in the City for the development of an education institution. A conditional use permit (CUP) is also requested for the following: 1) an education institution (high school) in an R-8 zoning district; 2) lighted fields (and an outdoor speaker system) adjoining and within a residential district; 3) the generation of vehicle trips per day in excess of 1,500; and 4) access proposed from a collector street and there is not safe, separate pedestrian and bikeway access between the neighborhood and the school site, in accord with UDC Table 11-2A-2 and the specific use standards listed in 11-4-3-14, Education Institution. See Section IX of the staff report for more information. II. SUMMARY RECOMMENDATION Staff recommends denial of the proposed AZ application, and consequently the CUP application, in accord with the Findings of Fact and Conclusions of Law in Exhibit D. III. PROPOSED MOTION Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2018-0075, as presented in the staff report for the hearing date of September 6, 2018, for the following reasons: (You should state specific reasons for denial) Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H-2018-0075, as presented during the hearing on September 6, 2018, with the following modifications: (Add any proposed modifications). Continuance I move to continue File Number H-2018-0075 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 7020 W. Ustick Rd., in the east ½ of Section 32, Township 4 North, Range 1 West. (Parcel #: S0432141900, S0432438650 & S0432438700) Owyhee High School – AZ, CUP H-2018-0075 PAGE 2 B. Owner(s): Joint School District No. 2 Robert G. Spriggel 4005 N. McDermott Rd. 4005 N. McDermott Rd. Meridian, ID 83646 Meridian, ID 83642 C. Applicant: Joe Yochum, Assistant Superintendent of Operations Joint School District No. 2 1303 E. Central Dr. Meridian, ID 83642 D. Representative: Matt Adams, The Land Group 462 E. Shore Drive, Ste. 100 Eagle, ID 83616 E. Applicant’s Statement/Justification: Please see applicant’s narrative for this information. V. PROCESS FACTS A. The subject application is for annexation and zoning and a conditional use permit. A public hearing is required before the Planning & Zoning Commission and City Council on these applications, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: August 17, 2018 C. Radius notices mailed to properties within 300 feet on: August 10, 2018 D. Posted to Next Door: August 14, 2018 E. Applicant posted notice on site(s) on: August 21, 2018 VI. LAND USE A. Existing Land Use(s) and Zoning: There is an existing home on the parcel at the northeast corner of the site (Spriggel property) and a dairy on the property at the south end of the site with the remainder agricultural property, zoned RUT in Ada County. B. Character of Surrounding Area and Adjacent Land Use and Zoning: 1. North: Rural residential/agricultural property, zoned RUT in Ada County 2. East: N. McDermott Rd. and rural residential/agricultural property, zoned RUT in Ada County 3. South: W. Ustick Rd., rural residential/agricultural property in Canyon County 4. West: Rural residential/agricultural property, zoned RUT in Ada County C. History of Previous Actions: A Record of Survey (#11348) was recorded on the southern portion of this property in March 2018 that adjusted the existing property boundaries between Parcel No. S0432438650 & S0432438700. The boundary of the property proposed to be annexed was not affected. D. Utilities: 1. Public Works: a. Location of sewer: Sanitary sewer service to the subject site will need to come from a trunk line extension from the Oaks Lift Station. Owyhee High School – AZ, CUP H-2018-0075 PAGE 3 b. Location of water: Domestic water service to the subject site will need to come from new mainline extensions in McDermott and Ustick Roads. c. Issues or concerns: The subject site is subject to reimbursement fees and upgrade expenses associated with the Oaks Lift Station, as well as other reimbursement fees associated with the water systems. E. Physical Features: 1. Canals/Ditches Irrigation: The Eight Mile Lateral, Five Mile Creek and Sky Pilot Drain cross this 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. VII. COMPREHENSIVE PLAN POLICIES AND GOALS The Comprehensive Plan Future Land Use Map (FLUM) designates this site as Medium Density Residential (MDR); a school site is also designated in this general area. The purpose of the MDR designation is to 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). This 108.76 acre site is proposed to be zoned R-8 consistent with the MDR FLUM designation and is proposed to develop with a 246,390 square foot education institution (high school) to serve 1,800 students (66+/- acres), a future elementary school (15.7 acres), and future residential development (11.63 + 15.43 acres). 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):  “Evaluate comprehensive impact of growth in all land use decisions (e.g., traffic impacts, school enrollment, parks, etc.).” (3.01.01B) The provision of a high school in this area will greatly help Rocky Mountain High School which is currently over capacity by almost 700 students. A Traffic Impact Study was completed for this development and submitted to ACHD. ACHD is the transportation authority and has submitted comments on this application, included in Exhibit B.11; comments from other agencies are also included in Exhibit B. Development of this site at this time will require improvements to streets ahead of the time they are planned/funded to occur, which may require other planned projects to be delayed. Although the provision of a high school in this area is greatly needed, annexation of this property will create sprawl in this area as no other properties have been annexed on the west side of McDermott Rd. Sprawl results in inefficient provision of City services and delayed response times from emergency service personnel and a larger area for Police to patrol. Because development has not yet occurred in this area, the adjacent roadways are narrow and do not have sidewalks along them creating unsafe conditions for the amount of traffic and pedestrian activity that will be generated with development of a school site in this area.  “Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City.” (3.01.01F) The proposed project is located at the west periphery boundary of current city limits and is only contiguous to the City with the inclusion of the northeast (Spriggel) parcel, which serves solely as the annexation path for the project – no development is proposed on that parcel with this application, the residential use is proposed to remain. The City limits currently exist on the east side of McDermott Road and have not yet extended to the west side of McDermott. Significant off- Owyhee High School – AZ, CUP H-2018-0075 PAGE 4 site improvements are required to bring City water and sewer service to and through this site, which will be the responsibility of the developer. Services are proposed to be extended through the Spriggel parcel to serve the school property. Although City water and sewer services can be extended to this property, the provision of emergency services (i.e. Fire and Police) would be stretched in this area due to its location at the west periphery boundary of the City. City services are anticipated to be extended/provided in a more orderly fashion by growing outward instead of inward; the proposed “leap-frog” development and resulting sprawl is not an efficient method for provision of services. Comments received from the Fire Dept. (FD): If approved, the FD cannot meet response time requirements for this development without another fire station being constructed closer to this site; Ada County EMS would also have extended response times to this site. Current resources would not be adequate to supply service to this project; additional risk factors include a large population of students in one area, a chemistry lab, automotive/industrial shops as well as sporting events drawing large crowds. Another public access road will need to be constructed for public as well as emergency access to adequately serve this development. The proposed development will require an aerial device response in the event of a structure fire – the FD cannot meet this need in the required timeframe. In the case of a hazmat event, mutual aid will be required which will result in additional time delays as it’s not available in the City. (See Exhibit B.4 for more information.) Comments received from the Police Dept. (PD): Response times to this site are estimated to be beyond the average response times recorded by Ada County. To mitigate the extended response time, if approved, the PD requests an SRO Officer and office is provided at the school by the West Ada School District for school safety, prevention and education outreach programming. The PD also has concerns regarding safety and traffic on adjacent 2-lane (narrow) roadways with high speed limits and inexperienced drivers driving to/from the high school; the PD requests the Applicant provide in advance, roadway widening, including turn lanes, deceleration lanes, roundabouts, traffic signals, 4-way stops and/or reduction of the speed limits in the area to mitigate risk as required by ACHD. The PD also states that annexing property such as this that is surrounded by County parcels, sometimes creates confusion on which jurisdiction is dispatched to calls, which delays emergency response or in some cases requires multiple jurisdictions to respond to an area until it can be sorted out who has jurisdiction. (See Exhibit B.3 for more information.) The City Council should determine if it’s reasonable to provide urban services to the proposed development and if it’s in the City’s best interest to do so.  “Support the location of school sites within every square mile.” (3.02.01B) There are no other school sites within the square mile. The City supports schools within every square mile when services are available and safe routes and access to schools can be provided.  “Permit schools, churches, and other public and civic uses in rural areas, that are compatible with adjacent uses.” (3.05.02E) The proposed high school should be compatible with adjacent rural residential and agricultural land uses. However, the proposed field lighting, outdoor speaker system and traffic generated from the proposed use may negatively affect the residential neighbors; the Commission and Council should consider any public testimony provided to determine if the proposed use will be compatible with existing rural residential neighbors.  “Expand, improve and maintain the City’s infrastructure to meet existing and growing demands in a timely, orderly, and logical manner.” (3.04.00) Owyhee High School – AZ, CUP H-2018-0075 PAGE 5 Staff does not feel the expansion and provision of City services in this rural area at the west periphery boundary of the City is orderly or logical at this time.  “Reduce the number of existing access points onto arterial streets by using methods such as cross- access agreements, access management, and frontage / backage roads.” (3.03.02N) Only one access is proposed to this site via W. Ustick Rd., an arterial street; a secondary access is necessary for emergency access to the site. Public street access should also be provided to adjacent properties to the east as set forth in UDC 11-3A-3.  “Consider ACHD's MSM (Master Street Map) in all land use decisions.” (3.03.04K) A collector street is proposed along the west boundary of the site at the half mile in accord with the MSM and should be extended to the north boundary of the annexation area for future extension. The MSM also depicts an east/west collector street at the mid-mile where a local street is proposed and terminates at the east boundary of the school site; this should be a collector street.  “Protect existing residential properties from incompatible land use development on adjacent parcels.” (3.06.01F) The proposed school use should be compatible with adjacent rural residential uses; however, the proposed field lighting, outdoor speaker system and traffic associated with the use may create a disturbance to the neighbors – the Commission and Council should rely on public testimony to determine if the proposed use will be compatible with adjacent neighbors. A land use buffer is not required in the R-8 district to residential uses/zoning.  “Work with ACHD, ITD and West Ada School District to establish and map safe bicycle and pedestrian routes to schools.” (3.02.01H) Because this site is in a rural area, there are no sidewalks or bicycle lanes along adjacent narrow arterial streets resulting in un-safe pedestrian and bicycle routes to the school.  “Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D) The proposed site plan depicts one (1) collector street access via W. Ustick Rd., an arterial street; the Fire and Police Department request another public access is provided to the site which will eliminate the requirement of a secondary emergency access.  “Coordinate with public works, police, and fire departments on proposed annexation and development requests, and the impacts on services.” (3.04.01H) Comments from public service providers are included in Exhibit B of this report and Sections VI and IX.  “Improve and protect creeks (i.e. Five Mile Creek) throughout commercial, industrial and residential areas.” (5.01.01E) The Five Mile Creek crosses this site along the north boundary of the future elementary school site and is required to be protected during construction and should remain open and not be piped or otherwise covered.  “Require the public street system to be continuous through each mile section. This does not preclude the use of traffic calming measures, nor does it imply the roadway have a straight alignment.” (3.03.03F) A (north/south) collector street is proposed along the west boundary of the site at the half mile and should be extended to the north boundary of the annexation area for future extension to McMillan Rd. Another (east/west) collector street is depicted on the Master Street Map at the half Owyhee High School – AZ, CUP H-2018-0075 PAGE 6 mile to McDermott Rd.; a local street is proposed from the north/south collector street proposed along the west boundary stubbing to the east boundary of the school site – this should be a collector street in accord with the MSM. Right-of-way should be preserved along the east boundary of the elementary school to the Five Mile Creek for future extension. The north/south collector street proposed along the west boundary should be extended to W. McMillan Rd. in order to provide adequate access to the site for the public as well as emergency personnel.  “Ensure development provides safe routes and access to schools, parks and other community gathering places.” (3.07.02N) Because the surrounding property is in the County and no development has occurred in this area, there are no sidewalks or bicycle lanes along adjacent arterial streets (i.e. McDermott & Ustick Rds.) to provide safe access to the proposed school. Further, the school district does not typically provide bus service for students that live within 1.5 miles of the school unless the school district determines there is not a safe or direct way for students to walk to school and provides safety busing. The Applicant states that due to the rural nature of the school, busing will probably be provided for all students but the safety committee will meet in March 2020 to conduct the analysis to determine for sure if it’s warranted. 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-8 zoning district. Any use not explicitly listed is prohibited. The proposed public education institution is listed as a conditional use in the R-8 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-6 for the R-8 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 Analysis of Facts Leading to Staff Recommendation: A. Annexation & Zoning (AZ): The applicant requests approval to annex and zone (AZ) a total of 108.76 acres of land consisting of 3 parcels from the RUT zoning district in Ada County to the R-8 zoning district in the City. The proposed R-8 zoning district is compatible with the MDR FLUM designation as discussed above in Section VII. A conceptual development plan has been submitted that demonstrates how the overall site is proposed to develop (see Exhibit A.2). A new high school is proposed on approximately 66 acres in the central portion of the site with 15.7 acres reserved for a future elementary school at the north end and future residential development proposed on the 11.63 acres at the south end and Owyhee High School – AZ, CUP H-2018-0075 PAGE 7 15.43 acres on the east side of the site (Spriggel parcel) (see Applicant’s narrative for more information). A conceptual development plan was not submitted, as requested by Staff, for the future residential areas, including the Spriggel parcel. If annexed, the existing home will be required to hook up to City water and sewer service within 60 days of services becoming available to the site; the existing well may only be used for irrigation purposes and the septic system should be abandoned. If annexed, the Applicant requests separate Development Agreements are processed for each property owner (i.e. Joint School District No. 2 and the Spriggel’s). The City may require a development agreement (DA) in conjunction with the annexation pursuant to Idaho Code section 67-6511A. The legal description submitted with the application, included in Exhibit C, shows the boundaries of the property proposed to be annexed and zoned, which is within the Area of City Impact boundary. The school property is only contiguous to City annexed property with inclusion of the Spriggel parcel (#S0342141900), which serves solely as an annexation path for the school property and is not included in the proposed development plan. This results in “leap-frog” development and sprawl which is an inefficient provision of City services and delayed response times from emergency service personnel. It also creates a “swiss-cheese” issue for the Police Dept. in that only the north half of Ustick Rd. and the west half of McDermott Rd. would be in the City and the surrounding roadway would be in the County which would require the Ada County Sherriff’s department to service the un-annexed land/roadway in between. This is not an efficient provision of services and creates confusion on service boundaries. No other properties have been annexed on the west side of McDermott Rd. In fact, a project to the north of this site (i.e. Copperbrook Subdivision) was denied a couple of years ago based on Council’s decision that it was not in the best interest of the City to annex the property at that time based on comments from the public hearings. Reasons for denial discussed at the hearing were that they wanted the City to develop from the inside out, rather than the outside in; and concern that stretching City services out west of McDermott would take away services to existing residents and open up another square mile for development. Nothing in this area has changed since that time except that many more developments have been approved and developed within the City that further impact the provision of City services; annexation of the school site would stretch services even further. The City is currently in the process of updating the Comprehensive Plan and if approved, staff is of the opinion that this may prompt others to request annexation of their property or submit Comprehensive Plan Map amendments to change the Current land uses from MDR to Commercial so services can be provided in the area for the future school site because this area is lacking services due to its rural nature. There is approximately 2,500 acres west of Ten Mile Rd. to McDermott Rd., north of I-84 that have yet to be annexed and developed in the City. For orderly development to occur, the majority of this land should be annexed before expanding further outward. Although Staff believes this would be a good site for a high school in the future, staff does not believe it’s in the best interest of the City to annex this property at this time due to the reasons noted above. B. Conditional Use Permit (CUP): A CUP is required for the proposed education institution (high school) for the following reasons: 1) the property is in a proposed R-8 zoning district; 2) lighted fields (and an outdoor speaker Owyhee High School – AZ, CUP H-2018-0075 PAGE 8 system) is proposed adjoining and within a residential district; 3) the use will generate in excess of 1,500 vehicular trips per day (the Traffic Impact Study estimates 3,486 vehicle trips per day – 847 in the AM peak hour and 514 in the PM peak hour); and the school proposes to take access from a collector street and there is not safe, separate pedestrian and bikeway access between the neighborhood and the school site, as set forth in UDC Table 11-2A-2 and the specific use standards listed in 11-4-3-14, Education Institution. The high school is anticipated to open in the fall of 2020. The CUP is only for the 66+/- acre high school site and does not include the future elementary school or future residential development that is part of the annexation area depicted on the concept plan. Conceptual Development Plan: A conceptual development plan was submitted, included in Exhibit A.2 that demonstrates how the site is proposed to develop with a 246,390 square foot high school to serve 1,800 students, a stadium for track and field events, tennis courts, baseball fields, softball fields and sport practice fields. The stadium is proposed to have seating for up to 3,400 spectators. Specific Use Standards: There are specific use standards listed in UDC 11-4-3-14, Education Institution, that apply to the proposed use. The standards pertaining to lighted fields adjoining or within a residential district, vehicle trip generation per day in excess of 1,500, and access proposed via an arterial street without safe, separate pedestrian and bikeway access requires conditional use permit approval. If approved, the proposed use is required to comply with the standards pertaining to accessory uses and portable classrooms, as applicable. Outdoor Lighting: The stadium field is proposed to be lit with performance level athletic field lighting with a total of 4 light poles. Outdoor lighting is required to comply with the standards listed in UDC 11-3A-11. Access: Access to streets is required to comply with the standards listed in UDC 11-3A-3. Access for the high school site is proposed via a sole access (a collector street) to/from W. Ustick Rd., an arterial street; no other public access is proposed. Five (5) accesses are proposed to the high school site via the collector street. An emergency access/utility maintenance road is depicted on the site plan at the northeast corner of the site through the Spriggel parcel for access via N. McDermott Rd. Emergency access: The emergency access depicted on the site plan will not be feasible at some point in the future when SH-16 is extended on the west side of McDermott although at that time an access may be available from the north if development occurs in that area and the remainder of the north/south half mile collector street is constructed. The Fire Department and Police Dept. have not approved the proposed emergency access and do NOT support a single public access to the site for life safety reasons due to the size of the project (i.e. anticipated occupancy of the high school and future elementary school), traffic generated from sporting events, and the need for traffic to be able to enter and leave the site efficiently – especially in the event of an emergency. Extension of the north/south collector street to W. McMillan Rd. would provide two public streets to the development and would resolve the access issues. Master Street Map: The MSM depicts north/south and east/west collector streets at the half mile between McDermott and Star Roads and McMillan and Ustick Roads. A north/south collector street is proposed along the west boundary of the site at the half mile in accord with the MSM; and an east/west local street is proposed at the half mile – this should be a collector street per the MSM. Owyhee High School – AZ, CUP H-2018-0075 PAGE 9 State Highway 16 (SH-16): The subject property is located approximately ¼ mile west of the future SH-16 extension which will have an interchange at the McDermott/Ustick Rd. intersection. The timing for the extension of SH-16 is unknown; the preliminary design is in process but the improvements are not funded at this time. ITD has planned to construct a network of local streets as shown on the Preferred Alternative Plan (#2D) to provide access to parcels whose current access via McDermott Road will be terminated when SH-16 is extended. A local street is depicted on the access plan at the ¼ mile from W. McMillan Rd. south to Ustick Rd. along the east boundary of the school site. Due to the location of the future interchange, staff does not believe it’s feasible for a local street to be constructed along the east boundary of the site in this area as there would likely not be adequate separation between the street and the interchange. As an alternative, if council approves the subject project, Staff recommends an east/west local street is constructed at the south boundary of the high school site to provide public street access to the north/south collector street at the half mile for Parcel #S0432429350 (Woodside Avenue Investor, LLC); and an east/west collector street is constructed at the half mile per the MSM at the north boundary of the high school site to Parcel #S0432141900 (Spriggel property) and Parcel #S0432417350 (Acclima Inc.). Traffic: A Traffic Impact Study (TIS) was submitted to ACHD for review with this application. The TIS estimates 3,486 trips per day; 847 in the school AM peak hour and 514 in the PM peak hour. Note: ACHD will require a TIS when the future elementary school develops. ACHD Requirements: A draft ACHD report is included in Exhibit A.11; the project is scheduled to be heard by the ACHD Board of Commissioners on September 4th due to modifications/waivers requested by the Applicant to the staff report and to allow an adjacent property owner the opportunity to provide testimony regarding future access to their parcel. To mitigate the traffic impacts of the high school (i.e. unacceptable levels of service) as recommended in the TIS, ACHD is requiring interim signals to be installed within the existing right-of -way at the Star/Ustick, Star/McMillan, and north-south collector/Ustick Road intersections along with associated intersection improvements prior to the school opening in 2020. ACHD is also requiring the following with the CUP application: a. Dedicate additional right-of-way and widen W. Ustick Rd. to a minimum width of 17’ from centerline with a 3’ gravel shoulder and construct a 5’ wide detached sidewalk. b. Dedicate right-of-way for the north/south collector street along the west boundary of the site and construct a 3-lane collector roadway with curb, gutter and a detached 5’ wide sidewalk with a 3’ wide gravel shoulder and barrow ditch to accommodate storm run-off. Construct dedicated right turn lanes on the collector street at all 5 driveway intersections. c. Dedicate right-of-way and construct an east/west collector street (not a local as proposed) with curb, gutter and a 5’ wide detached sidewalk on the south side of the street (the sidewalk on the north side to be constructed with development of the elementary school) terminating in a cul-de-sac. d. All of the driveways for the site via the north/south collector are required to be constructed as dedicated right turn lanes, with the exception of the “exit only” driveway, with curb return type driveways and have a maximum width of 36 feet. The “enter only” and “exit only” driveways are required to be signed accordingly. e. The driveway via the east/west collector street approximately 1,550’ east of the north/south collector proposed to provide access to the bus loop and for other authorized vehicles is required to be constructed as a curb return driveway and is requir ed to be signed for “Authorized Vehicles Only.” Owyhee High School – AZ, CUP H-2018-0075 PAGE 10 Because ACHD is only a recommending agency to the City on AZ applications, the following items will be addressed when the parcels that are part of the annexation but not part of the CUP request develop: 1) When the elementary school develops, the sidewalk on the north side of the east/west collector street will be required to be constructed; and, 2) the north/south collector street will be required to be extended to the north property line. 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 (246,390), a minimum of 493 spaces are required; a total of 1,237 spaces are proposed in accord with this requirement to accommodate students, staff, visitors and event parking needs. A minimum of one bicycle parking space for every 25 proposed vehicle spaces or portion thereof is required to be provided on the site per UDC 11-3C-6G in accord with the standards listed in UDC 11-3C-5C. Based on 1,237 vehicle spaces provided, a minimum of 49 bicycle spaces are required; a total of 50 spaces are proposed in accord with this requirement. 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 as noted below. Street Buffer: A minimum 20-foot wide street buffer is required along all collector streets as proposed. Trees are proposed within the buffers in accord with UDC standards; vegetative groundcover meeting the standards listed in UDC 11-3B-7C is required. Parking Lot: Parking lot landscaping is required to be provided in accord with the standards listed in UDC 11-3B-8C. Trees are proposed within planter islands in accord with UDC standards; vegetative groundcover meeting the standards listed in UDC 11-3B-7C is required. Pathways: Landscaping is required to be provided along all pathways, including multi-use pathways, in accord with the standards listed in UDC 11-3B-12C. Mitigation: There are no existing trees on the site that require mitigation. Utilities: 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. The provision of water and sewer service to this development will require significant off-site improvements to bring utilities to and through the site, which will be the responsibility of the developer. The site is also subject to reimbursement fees, and upgrade expenses associated with the Oaks Lift Station, as well as other reimbursement fees associated with the water system. Note: The City Engineer has determined that the Woodside and Flower parcels cannot take sewer service from the line coming to the school property as it does not have the depth nor does it follow the Master Plan. The Public Works Engineering Dept. will not support their requests for service to be provided from the school property; these properties will need to participate in construction of the McDermott Road trunk sewer project. Street lighting is required to be installed within the development in accord with the City’s adopted standards, specifications and ordinances. A street light plan will need to be included in the final plat and/or building permit application. Street light plan requirements are listed in section 6-7 of the City's Design Standards. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272 . Pressurized Irrigation (PI): An underground PI system is required to be provided for the development in accord with UDC 11-3A-15. Pressurized irrigation is proposed to be provided by the Nampa & Meridian Irrigation District. Surface water from the Eight Mile Lateral is the primary irrigation water source for the school site; an existing supplemental irrigation well will be Owyhee High School – AZ, CUP H-2018-0075 PAGE 11 uses during shoulder season irrigation prior to surface water being available in the Spring and after surface water is out of the ditches in the Fall. Storm Drainage: An adequate storm drainage system is required in all developments in accord with the City’s adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A-18. All site storm water is proposed to be collected and treated on-site in below ground seepage beds. Sidewalks/Pedestrian Walkways: Sidewalks/pathways are required to be constructed on the site as set forth in UDC 11-3A-17 per the standards listed in UDC 11-3B-12C. A 10-foot wide multi-use pathway is depicted on the Pathways Master Plan along the south boundary of the high school site along the Sky Pilot Drain. Because of the location of the future extension of SH-16, this location may not be feasible. The applicant should work with the Pathways Project Manager to determine an appropriate location. Minimum 5-foot wide detached sidewalks are required along both sides of the collector streets constructed within the site. An 8-foot wide sidewalk is proposed along the west edge of the collector street along the west boundary of the site to accommodate students walking to and from the school; a sidewalk should be provided on the east side of the collector street as well as along both sides of the east/west collector street. Waterways: The UDC (11-3A-6B) requires natural waterways intersecting, crossing or lying within the area being developed to remain as a natural amenity and not be piped or otherwise covered. Irrigation ditches, laterals, canals and drains may be left open when used as a water amenity or linear open space; otherwise, they shall be piped or otherwise covered unless waived by City Council. The Five Mile Creek crosses the site along the north boundary of the future elementary school and should remain open and be protected during construction as a natural way. The Sky Pilot Drain crosses the site along the south boundary of the high school site and is proposed to be partially piped and re-routed; areas not piped are proposed to be fenced for student safety. The Eight Mile Lateral crosses the mid-point of the site and is proposed to be piped. Fencing: Any fencing provided on the site should comply with the standards listed in UDC 11- 3A-6C for fencing along waterways and 11-3A-7. No fencing is depicted on the plans. Building Elevations: Conceptual building elevations for the proposed high school were submitted with this application (see Exhibit A.4). The structure is proposed to be divided between 1- and 2-stories. Building materials are proposed to consist of integral colored structural CMU and CMU veneer in smooth and split-face finish with pre-finished metal panel accent panels. The roof is low slope membrane roofing concealed by a combination of parapet walls and mansard roof finished with standing seam metal roofing. All outbuildings should be consistent in design character and materials with the school building. 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 Owyhee High School – AZ, CUP H-2018-0075 PAGE 12 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 denial of the subject AZ request and consequently the CUP request based on the following reasons:  For orderly development to occur, the majority of the 2,500+/- acres west of Ten Mile Rd. to McDermott Rd., north of I-84 should be annexed and developed before expanding the City further outward past McDermott Rd. to the subject property.  The Fire and Police Dept. do NOT support a single public access to the site for life safety reasons due to the size of the project (i.e. anticipated occupancy of the high school and future elementary school), traffic generated from sporting events, and the need for traffic to be able to enter and leave the site efficiently and quickly – especially in the event of an emergency. In an emergency situation, the single access could be blocked and there would be no other way in or out of the site. The half mile collector street along the west boundary of the site would need to be extended to W. McMillan Rd. to provide adequate access for the public as well as emergency personnel; a bridge would need to be constructed over the Five Mile Creek as part of the extension.  The Fire Dept. cannot meet response time requirements for this development without another fire station being constructed closer to this site; Ada County EMS would also have extended response times to this site. Current resources would not be adequate to supply service to this project; additional risk factors include a large population of students in one area, a chemistry lab, automotive/industrial shops as well as sporting events drawing large crowds. The proposed development will require an aerial device response in the event of a structure fire – the FD cannot meet this need in the required timeframe. In the case of a hazmat event, mutual aid will be required which will result in additional time delays as it’s not available in the City. (See Exhibit B.4 for more information.)  The Police Dept. response times to this site are estimated to be beyond the average response times recorded by Ada County. To mitigate the extended response time, if approved, the PD requests an SRO Officer and office is provided at the school by the West Ada School District for school safety, prevention and education outreach programming. The PD also has concerns regarding safety and traffic on adjacent 2-lane (narrow) roadways with high speed limits and inexperienced drivers driving to/from the high school.  Annexing property such as this that is surrounded by County parcels, creates confusion on which jurisdiction is dispatched to calls, which delays emergency response or in some cases requires multiple jurisdictions to respond to an area until it can be sorted out who has jurisdiction – per the Police Dept. (See Exhibit B.3 for more information.)  Safe pedestrian and bicycle access to the school site does not exist because the property is in a rural area. Without the construction of significant off-site sidewalk/pathway improvements, safe access cannot be provided. Even if the school determines safety busing is necessary or the City requires safety busing, there will still be students that walk or ride their bikes to school that will be in danger.  Inclusion of the Spriggel parcel within the annexation boundary solely for the purpose of providing an annexation path for the school without that parcel being part of the development application promotes “leap frog” development and creates sprawl, which Owyhee High School – AZ, CUP H-2018-0075 PAGE 13 isn't good planning and doesn’t allow for efficient provision of City services and infrastructure to be constructed.  Because the school site doesn’t extend all the way south to W. Ustick Rd. and east to N. McDermott Rd., street buffer landscaping and sidewalks are not proposed along these arterial streets. Additionally, because the elementary school site is not proposed to develop at this time, the north/south collector street is not proposed to extend to the north boundary which would create a gap in the collector street if the property to the north of the annexation area develops.  Annexation of the subject property would create a domino effect for adjacent properties to request annexation and further the sprawl and “swiss cheese” issue experienced by the Police Department when responding to calls. The City is already receiving inquiries from parties interested in developing land in the area west of McDermott near the school site.  The Applicant’s conceptual development does not contemplate ITD’s local street access plan for the properties that currently have access via McDermott Rd. that will be impacted by the extension of SH-16. For these reasons, Staff does not feel it’s in the best interest of the City to annex this property for development at this time. At some point in the future when the City boundaries expand more fully to this area, it would be logical to annex this property and develop a school on this site but not at this time. In summary, Staff recommends denial of the proposed AZ application and consequently the CUP application in accord with the findings contained in Exhibit D. X. EXHIBITS A. Drawings/Other 1. Vicinity/Zoning Map 2. Proposed Site Plan (dated: 6/21/18) 3. Proposed Landscape Plan (dated: 6/21/18) 4. Conceptual Building Elevations (dated: 6/21/18) B. Agency & Department Comments C. Legal Description & Exhibit Map for Annexation & Zoning Boundary D. Required Findings from Unified Development Code Exhibit A Page 1 A. Drawings/Other Exhibit A.1: Vicinity/Zoning Map Spriggel WASD - 2 - Exhibit A.2: Proposed Site Plan (dated: 6/21/18) - 3 - - 4 - - 5 - Exhibit A.3: Proposed Landscape Plan (dated: 6/21/18) - 6 - - 7 - - 8 - Exhibit A.4: Conceptual Building Elevations (dated: 6/21/18) - 9 - B. EXHIBIT B - AGENCY & DEPARTMENT COMMENTS 1. PLANNING DIVISION See comments in Analysis section of report. 2. PUBLIC WORKS DEPARTMENT 2.1 Site Specific Conditions of Approval No specific conditions are included at this time. 3. POLICE DEPARTMENT See next page - 10 - - 11 - - 12 - 3.1 The Police Dept. requests a minimum of two (2) accesses are provided to/from the site for emergency purposes. 3.2 The Police Dept. requests a collector stub street is provided at the north boundary for future extension. 4. FIRE DEPARTMENT Project Overview: 1. Level of Service Travel time from nearest fire station (level of service expectation = 5 minutes) This development is 7:00 minutes from the nearest fire station. If approved, the Fire Department cannot meet the response time requirements. A fire station would need to be - 13 - built closer to this development to meet the response times. Ada County EMS will also have extended response times to this project. 2. Resource reliability Current reliability of closest fire station (expectation should be 85% or greater) This development is closest to Fire Station #2. Current reliability is 90% from this station and meets the targeted goal of 85% or greater. 3. Resource allocation Risk Factor (1=residential, 2=residential with hazards, 3=commercial, 4=commercial with hazards, 5=industrial) This proposed commercial development has a risk factor of 4, in which current resources would be not be adequate to supply service to this propose project. Additional risk factors would include a large population of students in one area, a chemistry lab, automotive/industrial shops as well as sporting events drawing large crowds. 4. Resources available Water Supply (list expectations) Water supply for this proposed development requires 1500 gallons per minute for four hours. (Approximate – see appendix B of the 2015 International Fire Code) 5. Accessibility Roadway Access, traffic This project meets all required road widths and turnarounds. There will need to be “NO Parking Fire Lane” signs installed on all the driveways and cul-d-sacs. There will need to be a secondary access road built on the north end of the project for secondary access. 6. Specialty needs a. Aerial device needed for development? i. If yes, is one available within a 10 minute travel time This proposed development will require an aerial device response in the case of a structure fire. The closest truck company is 15 minutes travel time (in perfect conditions) to the proposed development, and therefore the Fire Department cannot meet this need in the required timeframe. There will need to be another truck company on the west side of the fire district. b. Other specialty needs (water rescue, hazmat, technical rescue)? i. If yes, is one available within a 5 minute travel time? In the event of a hazmat event, there will need to be mutual aid required for the development. This will require additional time delays as they are not available in the city. 7. Other Comments Project specific comments are listed below. 4.1 Commercial and office occupancies will require a fire-flow consistent with International Fire Code Appendix B to service the proposed project. Fire hydrants shall be placed per Appendix C. - 14 - 4.2 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 4.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department or their designee in accordance with International Fire Code Section (IFC) 508.5.4 as follows: a. Fire hydrants shall have a Storz LDH connection in place of the 4 ½” outlet. The Storz connection may be integrated into the hydrant or an approved adapter may be used on the 4 1/2" outlet. b. Fire hydrants shall have the Storz outlet face the main street or parking lot drive aisle. c. Fire hydrants shall be placed on corners when spacing permits. d. Fire hydrants shall not have any vertical obstructions to outlets within 10’. e. Fire hydrants shall be placed 18” above finished grade to the center of the Storz outlet. f. Fire hydrants shall be provided to meet the requirements of the Meridian Water Dept. Standards. g. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 4.4 Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on- site fire hydrants and mains shall be provided where required by the code official as set forth in International Fire Code Section 507.5.1. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183). a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m). b. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183 m). 4.5 There shall be a fire hydrant within 100’ of all fire department connections as set forth in local amendment to the International Fire Code 10-4-1. 4.6 In accordance with International Fire Code Section 503.2.5 and Appendix D, any roadway greater than 150 feet in length that is not provided with an outlet shall be required to have an approved turn around. Phasing of the project may require a temporary approved turn around on streets greater than 150' in length with no outlet. Cul- D-Sacs shall be 96’ in diameter minimum and shall be signed “No Parking Fire Lane” per International Fire Code Sections 503.3 & D103.6. 4.7 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28’ inside and 48’ outside, per International Fire Code Section 503.2.4. 4.8 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in International Fire Code Section 304.1.2. 4.9 Operational fire hydrants, temporary or permanent street signs, and access roads with an all-weather surface are required to be installed before combustible construction material is brought onto the site, as set forth in International Fire Code Section (IFC) 501.4. 4.10 Buildings over 30’ in height are required to have access roads 26’ in width minimum in accordance with the International Fire Code Appendix D Section D105. - 15 - 4.11 Provide a Fire Department Key box entry system for the complex prior to occupancy as set forth in International Fire Code Section 506. 4.12 All portions of the buildings located on this project must be within 150’ of a paved surface as measured around the perimeter of the building as set forth in International Fire Code Section 503.1.1. 4.13 This project will be required to provide a 20’ wide swing or rolling emergency access gate as set forth in International Fire Code Sections 503.5 and 503.6. The gate shall be equipped with a Knoxbox padlock which has to be ordered via the website www.knoxbox.com . All gates at the entrance to fire lanes shall be located a minimum of 30 feet from the roadway and shall open away from the roadway, unless other provisions are made for safe personnel operations as set forth in National Fire Protection Association 1141, Section 5.3.16 - 2017 edition. 4.14 The Fire Department will require Fire Department locking Connection caps on all FDC inlets. IFC 102.9. Caps can be ordered at www.knoxbox.com. 4.15 Emergency response routes and fire lanes shall not be allowed to have traffic calming devices installed without prior approval of the Fire Code Official. National Fire P r o t e c t i o n IFC 503.4.1. 4.16 COMMERCIAL AND INDUSTRIAL - Buildings or facilities having a gross building area of more than 62,000 square feet (5760 m2) shall be provided with two separate and approved fire apparatus access roads separated by one half of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses as set forth in International Fire Code Appendix D104.2. The applicant shall provide an additional stub street to the property a. Exception: Projects having a gross building area of up to 124,000 square feet (11520 m2) that have a single approved fire apparatus access road and all buildings are equipped throughout with approved automatic sprinkler systems. (Remoteness Required) 4.17 As set forth in International Fire Code Section 504.1, multi-family and commercial projects shall be required to provide an additional sixty inches (60”) wide access point to the building from the fire lane to allow for the movement of manual fire suppression equipment and gurney operations. The unobstructed breaks in the parking stalls shall be provided so that building access is provided in such a manner that the most remote part of a building can be reached with a length of 150' fire hose as measured around the perimeter of the building from the fire lane. Code compliant handicap parking stalls may be included to assist meeting this requirement. Contact the Meridian Fire Department for details. 4.18 Secondary emergency access routes shall be protected from illegal entry by a gate or collapsible bollards as set forth in IFC 503.5. An example would be the MaxiForce Collapsible bollards that is hydrant wrench activated or an approved equal. 4.19 The road between the school and the football field needs to be widened to a minimum of 26 feet in width. 5. REPUBLIC SERVICES 5.1 No comments have been received from Republic Services. - 16 - 6. PARKS DEPARTMENT 6.1 Design and construct multi-use pathway(s) consistent with the location and specifications set forth in the Meridian Pathways Master Plan (Chapter 3). Any proposed adjustments to pathway alignment shall be coordinated through the Pathways Project Manager. 6.2 Provide a dedicated public access easement for a multi-use pathway connecting east-west across the property, or the neighboring parcel to the south (Future Residential). Pathway alignment within the Nampa-Meridian Irrigation District easement is acceptable/ encouraged. Pathway connect eastward in a manner that shall facilitate access to future pedestrian facilities at the proposed SH16 interchange at Ustick and McDermott Roads. 6.3 Pathway easements shall be a minimum of 14’ wide (10’ pathway + 2’ shoulder each side). Use standard City template for public access easement. Easement checklist must accompany all easement submittals. 6.4 Project developer shall also provide a 10’wide multi-use pathway parallel to the proposed north- south collector road along the west boundary of the project site. Attached sidewalk is acceptable. An easement is not required for any multi-use pathway (or portion of pathway) located within the public right-of-way. 6.5 Construct multi-use pathways per typical paving section(s) shown in the Meridian Pathways Master Plan, Chapter 3. 6.6 The owner (or representative association) of the property affected by the public access easement shall have an ongoing obligation to maintain the multi-use pathway. 6.7 Prior to constructing any pathway within an existing irrigation district easement, the applicant shall first consult with the district having jurisdiction to obtain a License Agreement and/or other required approvals. - 17 - 7. CENTRAL DISTRICT HEALTH DEPARTMENT 8. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO (COMPASS) See next page - 18 - - 19 - 9. IDAHO TRANSPORTATION DEPARTMENT (ITD) See next page - 20 - - 21 - 10. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ) - 22 - - 23 - - 24 - - 25 - 11. ADA COUNTY HIGHWAY DISTRICT (ACHD) The Applicant has requested modifications/waivers to the staff report; and an adjacent property owner want to provide testimony regarding future access to their parcel. Therfore, the application is scheduled to be heard by the ACHD Board of Commissioners on September 5, 2018. Changes may be made to the staff report depending on the outcome of that meeting. 11.1 Site Specific Conditions 11.1.1 ACHD is committed to working with the applicant in regard to the timing of permits, plan approval, and phasing of the construction, however, all required improvements necessary to serve the site shall be completed prior to the occupancy of the school. 11.1.2 Enter into a signal agreement with ACHD for the installation of the interim signal at the Star Road/Ustick Road intersection. The signal agreement shall include that the intersection be designed to provide a 3 X 3 intersection with three 12-foot wide travel lanes: one receiving lane, one dedicated left turn lane, and one thru/right lane on each approach; that the applicant is responsible for all costs associated with the design, and installation of the interim signal, ACHD will provide hardware, and that interim improvements are not eligible for reimbursement by ACHD. 11.1.3 In order to ensure the Star Road/Ustick Road intersection will be improved when warranted, the following items must be in place prior plans acceptance:  Signal Agreement  Full design and approved plans for the intersection 11.1.4 Enter into a signal agreement with ACHD for the installation of the interim signal at the Star Road/McMillan Road intersection. The signal agreement shall include that the intersection be designed to provide a 3 X 3 intersection with three 12-foot wide travel lanes: one receiving lane, one dedicated left turn lane, and one thru/right lane on each approach; that the applicant is responsible for all costs associated with the, design, and installation of the interim signal, ACHD will provide the hardware, and that interim improvements are not eligible for reimbursement by ACHD. 11.1.5 In order to ensure the Star Road/McMillan Road intersection will be improved when warranted, the following items must be in place prior plans acceptance:  Signal Agreement  Full design and approved plans for the intersection 11.1.6 Enter into a signal agreement with ACHD for the installation of the interim signal at the North- South Collector/Ustick Road intersection. The signal agreement shall include that the intersection be designed to provide a 3 X 3 intersection with three 12-foot wide travel lanes: one receiving lane, one dedicated left turn lane, and one thru/right lane on the east and south bound approach and a thru and dedicated right turn lane on the westbound approach; that the applicant is responsible for all costs associated with the hardware, design, and installation of the interim signal, and that interim improvements are not eligible for reimbursement by ACHD. 11.1.7 In order to ensure the North-South Collector/Ustick Road intersection will be improved when warranted, the following items must be in place prior plans acceptance:  Signal Agreement  Full design and approved plans for the intersection - 26 - 11.1.8 Prior to the opening of the school, widen and restripe Ustick Road to provide center two way left turn lanes with 150-feet of storage on the east and westbound approaches of Ustick Road at the McDermott Road intersection. 11.1.9 Dedicate 48-feet of right-of-way from the centerline of Ustick Road. No compensation will be provided for this right-of-way dedication. 11.1.10 Construct a 5-foot wide detached concrete sidewalk located a minimum of 41-feet from the centerline of Ustick Road abutting the site. Provide a permanent right-of-way easement if detached sidewalks are constructed outside of the dedicated right-of-way. 11.1.11 Widen the pavement on Ustick Road to a minimum width of 17-feet from centerline with a 3-foot wide gravel shoulder abutting the site. 11.1.12 Construct the North-South Collector roadway abutting the site’s west property line as a 46-foot street section with vertical curb, gutter, and a 5-foot wide detached (or 7-foot wide attached) concrete sidewalk abutting the site. On the west side of the roadway construct a 3-foot wide gravel shoulder and barrow ditch sized to accommodate the roadway storm runoff. The right-of- way may extend to 2-feet behind the back of curb if sidewalks are detached and shall encompass the entire barrow ditch. Provide a permanent right-of-way easement for detached sidewalks. 11.1.13 Stub the North-South Collector to the northern out parcel, as proposed (terminates at the East/West collector). Install a sign at the terminus of the North-South Collector, north of the East/West collector street stating that, “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.” 11.1.14 Construct the East-West Collector as a 36-foot wide collector street section with curb to curb vertical curb, gutter, and a 5-foot wide detached (or 7-foot wide attached) concrete sidewalk on the south side of the roadway within 54-feet of right-of-way. The right-of-way may be reduced to 2-feet behind the back of curb if detached sidewalks are constructed. Provide a permanent right- of-way easement for detached sidewalk located outside of the dedicated right-of-way. 11.1.15 Construct a cul-de-sac turnaround with a minimum radii of 45-feeet at the terminus of the East- West collector Roadway. Install a sign at the terminus of the stub street stating that, “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.” 11.1.16 Construct the following driveway onto the North-South Collector Road, as curb return type driveways:  One 26-foot wide driveway located 1,650-feet north of Ustick Road.  One 36-foot wide driveway located 2,210-feet north of Ustick Road.  One 28-foot wide “Enter Only” driveway located 2,840-feet north of Ustick Road. Sign this driveway for “ENTER ONLY”.  One 28-foot wide “Exit Only” driveway located 3,540-feet north of Ustick Road. Sign this driveway for “DO NOT ENTER EXIT ONLY”.  One 36-foot wide driveway located 4,400-feet north of Ustick Road. 11.1.17 Construct dedicated right turn lanes on the North-South collector roadway at all driveway intersections, except for the exit only driveway. - 27 - 11.1.18 Construct one 26-foot wide curb return driveway onto the East-West Collector roadway located 1,550-feet east of the North-South Collector. Sign this driveway for “AUTHORIZED VEHICLES ONLY”. 11.1.19 The West Ada School District shall be responsible for all costs associated with the design, hardware, and construction of any pedestrian facilities needed to accommodate future pedestrian needs of the school. This includes flashing beacons, crosswalk striping and signage, and HAWK signals or RRFBs. 11.1.20 Comply with all Standard Conditions of Approval. 11.2 Standard Conditions of Approval 11.2.1 All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right -of- way (including all easements). 11.2.2 Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 11.2.3 In accordance with District policy, 7203.3, the applicant may be required to update any existing non-compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 11.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 11.2.5 A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 11.2.6 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 11.2.7 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right -of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 11.2.8 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details. 11.2.9 All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 11.2.10 Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 11.2.11 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 ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. - 28 - 11.2.12 If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. - 29 - 12. Nampa & Meridian Irrigation District (NMID) - 30 - - 31 - Exhibit C: Legal Description & Exhibit Map for Annexation & Zoning Boundary - 32 - - 33 - D. Required Findings from Unified Development Code 1. ANNEXATION & ZONING 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, the Council shall make the following findings: a. The map amendment complies with the applicable provisions of the Comprehensive Plan; Staff finds that the proposed map amendment to the R-8 zoning district is consistent with the Medium Density Residential (MDR) FLUM designation. Although the proposed amendment is consistent with the FLUM, Staff finds there are provisions of the Plan that the proposed development does not comply with such as the timely, orderly and logical expansion of infrastructure and services and the provision of safe pedestrian and bicycle routes to school (see section VII above for more information). b. 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 R-8 zoning district is consistent with the purpose statement of the residential districts as detailed in Section VIII above. c. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds that the proposed zoning amendment in itself will not be detrimental to the public health, safety, or welfare; however, the development of the property at this time may be detrimental due to the analysis provided in this report specifically pertaining to life safety concerns (i.e. access to the site and safe pedestrian and bicycle routes to the site from adjacent neighborhoods). d. 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 and subsequent development may indeed adversely impact the provision of emergency services to this site and existing properties within the City as development of this site will further stretch services, especially in this rural location which results in longer emergency response times to the site. e. The annexation is in the best of interest of the City (UDC 11-5B-3.E). Staff finds the proposed annexation of this property is not in the best interest of the City at this time for the reasons stated in this report. 2. CONDITIONAL USE PERMIT: The Commission and Council shall review the particular facts and circumstances of each proposed conditional use in terms of the following, and may approve a conditional use permit if they shall find evidence presented at the hearing(s) is adequate to establish: 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. - 34 - Staff finds that the site is large enough to accommodate the proposed use and meet the dimensional and development regulations of the R-8 zoning district 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-8 zoning district is a desired use; however, Staff finds the issues related to provision of services to this site at this time and limited access (only one access) for the site are not harmonious with the objectives and policies of the Comprehensive Plan. 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 existing residential and agricultural 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. Staff recommends that the Commission and Council consider any public testimony that may be presented to determine whether or not the proposal will adversely affect other properties in 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 the proposed development should not adversely affect other property in the vicinity. If approved, conditions of approval will be included in Exhibit B 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 and irrigation can be made available to the subject property; however, it will require significant off-site improvements to bring utilities to and through the site, which will be the responsibility of the developer. Substantial improvements to Ustick Road and intersections in the square mile are required by ACHD prior to occupancy. Further, staff finds that due to the rural location of this site at the City’s west periphery boundary, longer response times are expected from emergency personnel which Staff does not find is adequate, especially for a school. Please refer to comments prepared by the Public Works Department, Fire Department, Police Department and other agencies in Exhibit B and the analysis in Sections VII and IX of the staff report. 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. Staff finds that the applicant will pay to extend the sanitary sewer and water mains into the site. No additional capital facility costs are expected from the City. 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. - 35 - 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. However, the Commission and Council should rely on public testimony from adjacent neighbors to determine if the proposed lighted fields and outdoor speaker system and large volume of traffic generated by the proposed use will be detrimental to their welfare in determining this finding. 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 development will not result in the destruction, loss or damage of any natural feature(s) of major importance. Staff recommends that the Commission and Council reference any public testimony that may be presented to determine whether or not the proposed development may destroy or damage a natural or scenic feature(s) of major importance of which staff is unaware.