HomeMy WebLinkAboutMeridian High School AZ
AZ 05-025
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Hummel Architects
July 7, 2005
ITEM NO.
24
REQUEST Public Hearing - Annexation and Zoning of 5.47 acres from RUT to R-4 zone
for Meridian High School - 1900 West Pine Avenue
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
See attached Staff Comments
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY SEWER DEPT:
CITY PARKS DEPT:
No Comment
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CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
No Comment
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted: C
Emailed:
Date: 7/&/~ Phone: 3cß~75~3 ~
Staff Initials: J-i!--
Materials presented at public meetings shall become property of the City of Meridian.
MAYOR
Tammy de Weerd
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LEGAL DEPARTMENT
(208) 888-4433 ,Fax 887-4813
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 898-5500 ' Fax 898-9551
CITY COUNCIL MEMBERS
Keith Bird
Christine Donnell
Shaun Wardle
Charles M, Rountree
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PLANNING AND ZONING
DEPARTMENT
(208) 884-5533 ' Fax 888-6854
MEMORANDUM:
Transmittal Date: June 30, 2005
Hearing Date: July 7,2005
To:
Mayor, City Council and Planning & Zoning Commission
Josh Wilson, Associate City Planner tf42-
Mike Cole, Development Services d;?;di~ator fY\ c..
From:
Re:
Meridian Hieh School
.
Request for Annexation and Zoning of 5.4 7 acres from RUT (Ada County) to
R-4 (Low Density Residential) for Meridian High School, by Hummel
Architects (File No. RZ-O5-025).
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:
APPLICATION SUMMARY
The applicant, Hummel Architects, has applied for the annexation and zoning ofa 5.47 acre parcel
of ground near the northwest corner of Pine Avenue and Linder Road. Meridian Joint School
District No.2, the owner of the property, intends to use the land for the construction of future
new buildings (possibly as soon as Spring 2006) as part of the Meridian High School Campus.
Although the Meridian Joint School District No.2 has owned the property for some time, they
recently became aware that the property was not annexed into the City. Public high schools are a
principally permitted use in the requested R-4 zoning designation.
LOCATION
The property is located near the northwest comer ofW. Pine Avenue and N. Linder Road, at 1900
W. Pine Avenue.
SURROUNDING PROPERTIES
North: Vacant land and existing residence, zoned RUT (Ada County), and The Vineyards
Subdivision, zoned R-4.
South: Existing residence and church, zoned Rl (Ada County) and R-4.
East: Meridian High School, zoned R-4.
AZ-O5-025
HighSchool.AZ
Planning & Zoning Commission/Mayor & City Council
July 7, 2005 (Hearing Date)
Page 2
West: Vacant lands and existing residences, zoned RUT (Ada County).
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
each proposed zoning amendment in terms of the following standards and shall find adequate
evidence answering the following questions about the proposed zoning amendment. "
Thefollowing is the list of standards found in 11-15-11 and analysis by staff:
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 "Public/Quasi Public" on the Future Land Use
Map. Staff finds that the requested zoning designation, R-4, is appropriate for a
public school use and therefore is harmonious with and in accordance with the
adopted Comprehensive Plan and Future Land Use Map. The proposed use as a high
school is a permitted use in the R -4 Zone, per the Zoning Schedule ofU se 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 vacant rural properties, a church, and the existing
high school campus. The subject is parcel is "landlocked" with no frontage or access
on a public street. The land to the east has been developed as the existing high
school campus and the inclusion of the subject parcel in that development is a
reasonable expansion ofthe school property. The School District also owns a larger
parcel immediately to the north of the subject property, which is planned for another
future expansion of the campus, making the current proposal harmonious with the
future character ofthe area. Staff finds that the requested zoning designation ofR-4
for a high school will be harmonious with the existing and future developments.
C.
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 of the same area;
AZ-05-025
HighSchoo1.AZ
Planning & Zoning Commission/Mayor & City Council
July 7,2005 (Hearing Date)
Page 3
G.
AZ-05-025
Staff finds that the proposed use (high school) will not change the existing or
intended character of the area. See discussion under "B" above.
D.
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
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 essential 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.
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 does not anticipate that the proposed additions to the high school campus will
create additional traffic in the general area. The existing high school has created
traffic and this addition will not increase the volume ofthat traffic. Staff also finds
that the proposed high school campus addition will not create excessive noise or
other nuisances that would be detrimental to the general welfare ofthe surrounding
area.
HighSchooLAZ
Planning & Zoning Commission/Mayor & City Council
July 7,2005 (Hearing Date)
Page 4
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;
The subject parcel does not have frontage on, or access to, any public street. The
inclusion of the parcel in the high school campus is the only reasonable development
of the property and will not create interference with traffic on surrounding streets.
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.
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
from their domestic service, per City Ordinance Section 5-7-517, when services are available
from the City of Meridian. Wells may be used for non-domestic purposes such as landscape
irrigation.
AZ-O5-025
HighSchool.AZ
Planning & Zoning Commission/Mayor & City Council
July 7,2005 (Hearing Date)
Page 5
5. Future development of this property as a High School shall be in compliance with City of
Meridian development ordinances in place at the time of development.
6. The applicant shall be required to pay Public Works development plan review and construction
inspections fees, as determined during the plan review process, prior to signature on the final plat
per resolution 02-374.
7. It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
8. Applicant shall be responsible for application and compliance with any NPDES Permitting that
may be required by the Environmental Protection Agency.
9. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
10. All irrigation ditches, laterals or canals, exclusive ofnatural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per City Ordinance 12-
4-13. Plans shall be approved by the appropriate irrigation/drainage district, or lateral users
association (ditch owners), with written approval or non-approval submitted to the Public Works
Department. If lateral users association approval can't be obtained, alternate plans shall be
reviewed and approved the Meridian City Engineer prior to final plat signature.
11. A drainage plan designed by a State of Idaho licensed architect or engineer is required and shall
be submitted to the City Engineer (Ord. 557, 1061-91) for all off-street parking areas. Storm
water treatment and disposal shall be designed in accordance with Department of Environmental
Quality 1997 publication Catalog of Storm Water Best Management Practices for Idaho Cities
and Counties and City of Meridian standards and policies. Off-site disposal into a surface water
is prohibited unless the jurisdiction which has authority over the receiving stream provides
written authorization prior to development plan approval. The applicant is responsible for filing
all necessary applications with the Idaho Department of Water Resources regarding Shallow
Injection Wells.
12. Sewer and water service are readily available to this site. The applicant shall be responsible to
install all mains necessary to provide service, coordinate main sizing and routing with Public
Works.
RECOMMENDATION
AZ-05-025
HighSchool.AZ
Planning & Zoning Commission/Mayor & City Council
July 7,2005 (Hearing Date)
Page 6
Staff recommends approval of the proposed annexation and rezone of the property for use as an
addition to Meridian High School.
AZ-05-025
HighSchooLAZ