HomeMy WebLinkAboutMcMillan/Meridian Middle School
AZ 05-008
MERIDIAN PLANNING & ZONING MEETING
April 7,2005
APPLICANT Joint School District No.2 ITEM NO. 7
REQUEST Public Hearing: Annexation and Zoning of 41.27 aCres from RUT to R-4 for
a new mIddle school- NEC of McMillan and Meridian Roads
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
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See attached staff report 3 --0
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
No comment
No comment
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
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Emailed: tÀl\...r..o¡v.....J Staff Initials: ~1t.'
Malertall prelenled at public meellngllhall become property 01 HIe City Me'¥an.
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Kefth Bird
Christine Donnell
Shaun Wardle
Charles M. Rountree
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LEGAL DEPARTMENT
(208) 466-9272 ,Fax 466-4405
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 898-5500 . Fax 898-9551
PLANNING AND ZONING
DEPARTMENT
(208) 884-5533 . FAX 888-6854
MEMORANDUM:
Transmittal Date: April I, 2005
Hearing Date: April 7, 2005
To:
Mayor, City Council and Planning & Zoning Commission
Josh Wilson, Associate City Planner r1~ ~
Bruce Freckleton, Development Se~ ~anager ~
RECEIVE,D
APR 0 ~. 2005
CITY OF MERIDIAN
CITY CLERK OFFICF
From:
Re:
Middle School
e
Request for Annexation and Zoning of41.27 acres fi'omRUT (Ada County)
to R-4 (Low Density Residential) for a new middle school, by joint School
District No.2 (File No. RZ-O5-008).
We have reviewed this submittal and offer the following comments, as conditions of the applicant,
These conditions shall be considered in fUll, unless expressly modified or deleted by motion of the
Meridian City Council:
APP' .rATION "TJMMARV
The applicant, Joint School District No.2, has applied for the annexation and zoning of a 41.27
acre parcel of ground on the northeast corner of Meridian Road and McMillan Road. The
applicant intends to use the land for the construction of a new núddle school. The middle school
will be a pernútted use in the requested R-4 zoning designation.
LOCATION
The property is located on the northeast comer of Meridian Road and McMillan Road.
SURROUNDING PROPERTIES
North: Recently approved Ventana Subdivision, zoned R-8.
South: Rural residential, zoned RUT (County).
East: Saguaro Canyon Subdivision, zoned R-4.
West: Existing residence and vacant land zoned C-G and R-40.
ANNEXATION & ZONING ANALYSIS
According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both the
P&Z Commission and Council are required "to review the particular facts and circumstances of
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Planning & Zoning Commission/Mayor & City Council
April 7, 2005 (Hearing Date)
Page 2
each proposed zoning amendment in terms of the following standards and shall find adequate
evidence answering the following questions about the proposed zoning amendment. "
Ihefollowing is the list of standards found in 11-15-11 and analysis by staff:
C.
D.
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A.
Will the new zoning be harmonious with and in accordance with the
Comprehensive Plan and, if not, has there been an application for a
Comprehensive Plan amendment;
The subject property is designated as "Medium Density Residential" on the Future
Land Use Map. Staff finds that the requested zoning designation, R-4, is harmonious
with and in accordance with the adopted Comprehensive Plan and Future Land Use
Map. The proposed use as a middle school is a permitted use in the R-4 Zone, per
the Zoning Schedule of Use Control in MCC 11-8-1.
B.
Has there been a change in the area or adjacent areas which may dictate that
the area should be rezoned. For example, have the streets been widened, new
railroad access been developed or planned or adjacent area being developed in a
fashion similar to the proposed rezone area;
Surrounding properties include rural residential properties, future commercial and
multi-family developments and recently approved residential subdivisions. The area
around the subject property has changed dramatically in the last decade with literally
thousands of new residential lots being added. This change in use ITom agricultural
land to residential has created the need for additional schools in the area. Staff finds
that the requested zoning designation ofR-4 for a middle school will be harmonious
with the existing and future developments.
Will the proposed uses be designed, constructed, operated and maintained to be
harmonious and appropriate in appearance with the existing or intended
character of the general vicinity and that such use will not change the essential
character ofthe same area;
Staff finds that the proposed use (núddle school) will not change the existing or
intended residential character ofthe area. See discussion under "B" above.
Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
Staff does not anticipate that the proposed uses will be hazardous or disturbing to
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Planning & Zoning Commission/Mayor & City Council
April 7, 2005 (Hearing Date)
Page 3
future or existing neighbors. See discussion under "B" above. The Commission and
Council should rely on public testimony to determine whether or not the proposed
use will be disturbing or hazardous to the existing or future neighboring uses.
E.
Will the area be served adequately by esseutial public facilities and services such
as highways, streets, police and fire protection, drainage structures, refuse
disposal, water, sewer or that the person responsible for the establishment of
proposed zoning amendment shall be able to provide adequately any of such
services;
Staff finds that the property to be annexed will be served adequately by all essential
public facilities and services.
F.
Will not create excessive additional requirements at public cost for public
facilities and services and will not be detrimental to the economic welfare of the
community;
Staff finds that there will not be excessive additional requirements at public cost and
that the annexation and zoning will not be detrimental to the community's economic
welfare,
G.
Will the proposed uses not involve uses, activities, processes, materials,
equipment and conditions of operation that will be detrimental to any persons,
property or the general welfare by reason of excessive production of traffic,
noise, smoke, fumes, glare or odors;
Staff realizes that the proposed núddle school will create additional traffic in the
general area, but does not anticipate that it will be excessive. The addition of a
school near to the new residential subdivisions in north Meridian may actually
positively the affect the traffic situation by reducing the distance that residents travel
in order to deliver their children to school. The recently developed residential
subdivisions in the area have created additional traffic in the area and Staff also finds
that the proposed middle school will not create excessive noise or other nuisances
that would be detrimental to the general welfare of the surrounding area.
Staff has concerns about the lack of pedestrian and bicycle facilities (sidewalks) on
the collector and arterial roadways which surround this property. The lack of
pedestrian and bicycle facilities related to Sawtooth Middle School, on Linder Road
north of Ustick Road, has been the topic of discussion and criticism among area
media, community members, and local agencies. As subdivisions in the area
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Planning & Zoning CommissionlMayor & City Council
April 7, 2005 (Hearing Date)
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develop, more sidewalks will be constructed along the arterial roadways, but at the
present time, there are no improvements on McMillan Road or Meridian Road within
one-mile of the school in any direction.
H.
Will the area have vehicular approaches to the property which shall be so
designed as not to create an interference with traffic on surrounding public
streets;
This item is scheduled to be heard at the April 13, 2005 ACHD Commission
meeting. Please refer to ACHD report for specific traffic discussion and see
discussion under "G" above.
I.
Will not result in the destruction, loss or damage of a natural or scenic feature
of major importance; and
Staff finds that no natural or scenic features of major importance will be lost or
damaged by approving the annexation and re-zone. Any existing trees larger than 4"
caliper that are removed shall be mitigated for, per the Landscape Ordinance.
J.
Is the proposed zoning amendment in the best interest of the City of Meridian.
(Ord. 592, 11-17-1992)"
Staff finds that the annexation of this property would be in the best interest of the
City.
SPECIAL CONSIDERATIONS
1. Sidewalks: Staff has concerns about the lack of pedestrian and bicycle facilities (sidewalks) on
the collector and arterial roadways which surround this property. The lack of pedestrian and
bicycle facilities related to Sawtooth Middle School, on Linder Road north of Us tick Road, has
been the topic of discussion and criticism among area media, community members, and local
agencies. As subdivisions in the area develop, more sidewalks will be constructed along the
arterial roadways, but at the present time, there are no improvements on McMillan Road or
Meridian Road within one-mile of the school in any direction.
Staff anticipates working with Joint School District No.2 to generate a solution to the problem of
lack of sidewalks in north Meridian around the proposed school; however, nothing has been
determined as of the date of this report. The Commission and Council should consider any new
correspondence received prior to the hearings fi'om the School District or City Staff regarding
sidewalks.
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Planning & Zoning CommissionlMayor & City Council
April 7, 2005 (Hearing Date)
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2. Multi-Use Pathwav: The subdivision immediately to the east of the property, Saguaro Canyon,
opted to construct a ten foot (10') multi-use asphalt pathway in lieu of a five foot (5') concrete
sidewalk along the north side of the Lemp Canal, adjacent to McMillan Road. Staffrecommends
that the applicant also construct a ten foot (10') multi-use pathway in lieu of a five foot (5')
sidewalk along McMillan Road through the project.
ANEXATION AND ZONING COMMENTS
1. The legal description submitted with the application appears to meet the requirements ofthe City
of Meridian and State Tax Commission and places the parcel contiguous to existing city limits
2. The requested zoning ofR-4 is compatible with Meridian Comprehensive Plan.
3. The subject property is within the Urban Service Planning Area. Essential City services are or
will be available to the subject property.
4. Any existing domestic wells and/or septic systems within this project will have to be removed
fi'om their domestic service, per City Ordinance Section 5-7-517, when services are available
fi'om the City of Meridian. Wells may be used for non-domestic purposes such as landscape
irrigation.
5. Future development of this property as a Middle School shall be in compliance with City of
Meridian development ordinances in place at the time of development.
RECOMMENDATION
Staff recommends approval of the proposed annexation and rezone of the property for use as a
Middle School.
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